June 30, 2006

brownstone prices per sq foot - where from here?

If the economy tanks (recession, not depression) and mortgage rates continue to drift up to maybe 8%, can anyone see brownstones in gentrified brooklyn suburbs dropping to $300 a sq foot? ($1m for 4 typical floors)?

Bear in mind they are that price already in bed-stuy, PLG, etc, and still hardly make sense as strict investments for rental..

If so, does that make condos in upmarket buildings crash from their lofty heights (up to $1000 for hanson?) as well?

Living Through a Construction Renovation?

I have 3-story brick row house with cellar soon to be renovated. Unfortunately I will have to reside there during the process and was looking for some suggestions as to safely live in my residence with a teenager and 2 toddlers during construction.

My thoughts were to reside in the 1st floor apt. fully livable. The apartment is closed from the rest of the house by a wall and door. While having the 2nd & 3rd floor worked on. The work will entail having several walls knocked down, 2 chimney-breasts removed, 2 new bathrooms, electrical, plumbing, painting and having parquet floors refinished and polyied.

The 2nd phase would be a total cellar renovation while still residing on the 1st floor.

The final faze of the 1st floor involves knocking down several walls, electrical, plumbing, new parquet flooring and sub flooring. During that stage I thought to reside on the 2nd & 3rd floor, yet at that time will be open to the rest of the house.

Can anyone inform me as to what safety procedures a construction company does during a situation like this? What can I do or not do to make it a safe environment?

Thank you

Free Cast Iron Tub

We just dug up a cast iron tub from our backyard. It was being used as an in-the-ground planter. Build-It-Green says they would take it and sell it, but they won't send someone over to get it... If you'd like it, it's yours for free if you can get the man/van-power to come and get it.... in Fort Greene, Brooklyn...

On a side-note, I heard that the plumbing-supplies place on Myrtle/Franklin ("Mike") might take it- anyone know the phone #?
Anyone have any other ideas of someone who would come get this tub?

THANKS!

Modernizing Heating Controls

Once you've gotten the new boiler installed, whats the best way to control the boiler?

I recently had my hot water oil burner replaced. Like most homeowners my heating controls were pretty ancient. ie. push-pin timer relays coupled with your regular round thermostat. The installer put in one of those programmable energy saving thermstats. However, i'm looking for a litle more.

For example, when its really cold, I find that i get better heating results if i run the boiler for 30 mins every 4 hours(6 cycles a day or 180min/day). The push pin analog controls made this possible. However, the programmable thermostats only have 2 cycles a day. Are there thermstats that offer more programmable options?

The boiler supplies heat to 4 apartments. The upper apartments get much hotter than the parlor and ground floor levels. I've even noticed opened/cracked windows in the winter. And all i can think about is $$$ out the window. What type of controls are available for the upper apartments? Is there way for them to moderate the temperature without having to open the window?

Capital Improvements and Sales Tax

More experienced renovators may already know this, but on the chance that some do not (I just discovered it unfortunately), renovations that qualify as capital improvements are not subject to NY state sales tax. A lot of work appears to qualify, and it can obviously save quite a bit over the course of a big, or even a small, project. You need to provide a certificate of capital improvement to your vendor (some may provide them automatically). This publication provides helpful guidelines: http://www.tax.state.ny.us/pdf/publications/sales/pub862_401.pdf.

East Flatbush Limestones, cont.

my apologies, i didn't allow comments on my previous post of the same title. Please bear with me, here it is again:

Does anyone know anything about this area? I've primarily been looking at townhouses in Bed-Stuy, many of which are promising, but will require much restoration. Yesterday a broker showed me a limestone in East Flatbush -- an area I had not previously considered. It is admittedly pretty far into BK, but the limestone was in good condition and about 100k-150k cheaper than a comparable house in Bed-Stuy. I realize people are skeptical about even Bed-Stuy being a neighborhood on the rise. Is East-Flatbush not a sound investment for a move-in condtion, 3-family limestone at a negotiable 585k? I'd greatly appreciate any insight/advice. Thanks in advance.

NEW HEATING SYSTEM W/BACKFLOW PROBLEM

Just had a new heating system installed with a bypass valve to keep some water from entering boiler therby creating slower, more consistent heating of radiators. When the bypass valve is opened, hot water backs into the system and heats radiators-not a good thing in the summer. Installer wants to install a flow valve to eliminate the problem. Is there something wrong with the piping setup, and will the installation of a flow valve cause a reduction of system efficiency by restricting flow in system.

chimney repairs and more

I need to make repairs to a chimney on a two story brownstone in Flatbush. The back of the building also needs leader/gutter replacement, minor siding repair and a railing installed on a three step cement back stair. Can one person do it all? I need it ASAP before I leave on an extended vacation.

East Flatbush Limestones

Does anyone know anything about this area? I've primarily been looking at townhouses in Bed-Stuy, many of which are promising, but will require much restoration. Yesterday a broker showed me a limestone in East Flatbush -- an area I had not previously considered. It is admittedly pretty far into BK, but the limestone was in good condition and about 100k-150k cheaper than a comparable house in Bed-Stuy. I realize people are skeptical about even Bed-Stuy being a neighborhood on the rise. Is East-Flatbush not a sound investment for a move-in condtion, 3-family limestone at a negotiable 585k? I'd greatly appreciate any insight/advice. Thanks in advance.

Man with a van?

Has anyone had a good experience with a man with a van (for a small move of a few pieces of furniture) whom they would recommend? Thanks.

Cell Tower/Repeater

Anyone know of laws on cell phone repeaters on top of buildings in residential areas? There's one being installed basically in our back yard on an adjacent taller apt. building. What are the health effects of something beaming directly at us at all times?

June 29, 2006

jacuzzi/hot tubs

Hello.
Has anyone out there installed a jacuzzi in their yard/deck??? I realize it's a bit self indulgent, but my heart is set on one for my renovation. I've been quoted $8,200 for a mid-upper style "jacuzzi" brand tub. With the crane (to get in the backyard), installation, plumbing,electrical, structural,and the tub itself... we're looking at $12-15K... Insane!! My brother in California did it for $5K. If anyone has a recommendation, experience, or advice please post or contact me @ mike@apt168.com
Thanks a million
...

Who built a deck?:

The building regulations for decks seem to be quite restrictive. They list:
* minimum height of railings, 42 inches
* maximum protusion from rear: 8 feet
* five inches max between columns
* 3 feet between edge and property line

so for a typical 17 foot wide brownstone this appears to leave a parlour floor deck a max of 8x11 = 88 square feet and chock full for supports (it isn't clear if supports refer to railing supports or what).

Yet when I see decks at open houses they rarely appear to take much notice of some of these regs..

So what is the real deck story here? Can I build my dream steel and terracotta tile deck full width, going back 10 feet with tempered glass panels around it? or c'est impossible?

Small Plaster Job

I have a small plaster job that needs to be done to my ceiling (6'x6' space). It is approx. 15ft. from a very coveted plaster medallion and there is addition cracking in the surrounding areas. It is possible that we may have the ceiling done entirely, but I really just need this work done now. Any recommendations?

Oil Vs. Gas

I'm a first-timer here and didn't "allow comments" with my early post. Sorry, here it is again:

My 5 story 5,000 sq. ft. single family townhouse uses forced hot air coming from a large and quite old, but functional oil burner. I just learned I have water in my oil tank as a result of a leaky oil filling pipe coming from the street. Before paying for repairs I want to consider conversion to gas heat.

Does anyone know the costs of a new gas furnace/burner plus installation? I would also need new (larger) gas service brought it from the street. Con Ed is my gas supplier.

Also, does anyone know the difference in heating bills with gas vs. heating oil these days?

Thanks.

Washer Dryer Hook-ups - forgot to allow for comments

Hello,
We'd like to install washer/dryer hook-ups for our apartment and our two tenants. I want to know what all is involved. We have 100 amp service for each floor, so we probably have enough electricity, but do we need to upgrade the electrical recepticals in which they will be plugged? If we get gas washer/dryers do they both run on gas or partially run on gas and partially on electricity? What modifications will I need to make to the gas lines? The tenants already pay for their cooking gas - will they also also be paying for the gas used to run the washer/dryers? How much will this work cost? Has anyone else installed washer/dryers and if so, was it worth it?

Need a Contractor

alright, so i've contacted most of the contractors over at Apartment Therapy, but for some reason, they don't like Brooklyn or Co-Ops. argh.

so i reach out to you...

Does anyone know of or can recommend a decent contractor for minor repairs (new trim work, sliding doors (not pocket), wall repair...) that is willing to work in a Co-Op in Brooklyn!?!

I would love to do this work myself, but I get overwhelmed when I try to figure it out, i.e. no experience!!!

so, any recommendations is much appreciated.
-geralyn
ggirl@eyemaze.net

Double Parking

Maybe a bit off topic but I have a question for people who park on the street. I just moved here with my car and rarely use it during the day while I'm at work. This morning I found that I had to go somewhere during Street Cleaning and found cars double parked next to mine. I understand that this is normal procedure and I saw that the person who was next to me left a phone number on the dash telling me how to contact them. However, when I did they didn't pick up so I left a voicemail. They didn't show up until 11am when the parking restriction ended and were quite surly.

My question is, how should this be handled? Was it okay to call them or is that one of those things for appearances? If I call the police will they help or laugh at me? I find it funny that this double parking happens when the NYC DOT site says it's illegal and you will be ticketed, but I also know that parking can be tough. Do I really have to put my car in a garage overnight to guarantee it won't get blocked in?

$3 a sq foot for floor refinishing?

I am looking to refinish about 350 sq ft in my co-op. I got an estimate of $1050 from Precision Flooring which was recommended in this forum. That comes to $3 a sq ft which seems high to me, I had thought this shouldnt be more than $2 a sq ft. For this price they are doing 1 coat of sealer and 2 coats of poly (water-based). Does this sound expensive?

Oil vs. gas heat

My 5 story 5,000 sq. ft. single family townhouse uses forced hot air coming from a large and quite old, but functional oil burner. I just learned I have water in my oil tank as a result of a leaky oil filling pipe coming from the street. Before paying for repairs I want to consider conversion to gas heat.

Does anyone know the costs of a new gas burner plus installation? I would also need new (larger) gas service brought it from the street. Con Ed is my gas supplier.

Also, does anyone know the difference in heating bills with gas vs. heating oil?

Thanks.

Blown insulation?

We recently demo'd part of the ceiling of our 4th floor ceiling (with the intent to make it even with the rest of the apartment)and noticed there's no insulation. Boy, talk about a reason for our enormous heating bills this past winter. Any suggestions for insulation? Is having insulation blown in our only option? Is this something we can do ourselves? We're relatively handy.

Reasonable Iron Work Estimate?

I posted a few days ago about ironworker recommendations to replace straight bars on our windows with buckets. One of the ironworkers came out today and gave us an estimate of $760. Seems a little high. Any thoughts?

Location sought for photo shoot

Hello,
I am a Photographic Producer seeking a location for a still photo shoot on July 13th. We are looking for access to living/kitchen, perhaps bedroom. Decor in the style of classic with a European touch. Warm and cosy can have some funky flair! If you are interested please email me at antoinettedouglashall@verizon.net. I'm available today and tomorrow to view the location.
Thanks
Antoinette

Installing Washer Dryer Hook-ups

Hello,

We'd like to install washer/dryer hook-ups for us and our two tenants. I want to know what all is involved. We have 100 amp service for each floor, so we probably have enough electricity, but do we need to upgrade the electrical recepticals in which they will be plugged? If we get gas washer/dryers do they both run on gas or partially run on gas and partially on electricity? What modifications will I need to make to the gas lines? The tenants already pay for their cooking gas - will they also also be paying for the gas used to run the washer/dryers? How much will this work cost? Has anyone else installed washer/dryers and if so, was it worth it?

June 28, 2006

RE: National Architectural Trust

Before granting a facade easement through Nat. Arch. Trust, I'd suggest reading the article about them in the Autumn 2004 issue of District Lines, the publicationof the Historic Districts Council:

http://www.hdc.org/districtlines.htm

Chimney Smoke Test

DOB is requiring that I get a smoke test for all my brownstone fireplaces as part of C of O. Any idea who to call? I've heard that it usually falls under the mechanical engineer, but mine has been MIA. Thanks

heating, center rooms

If an attached house is setup as a railroad with 1 bedroom in the front & back, 2 in the middle..do the 2 rooms in the middle require radiators? I'm about to renovate and don't want to overdue it, and it would cut down on the cost. seems like given its attached, and the perimeter will be heated that it won't be necessary.

Wood stripping needed

We're looking for a good, reasonable contractor to strip and refinish wood trim in our new (old) apartment in Park Slope--around livingroom doorways and windows. Was quoted $35/linear foot for stripping only, which seems like a lot to me. I know it's a tough job, though. Recommendations? Ideas? Thanks.

Stram Heat -vs- Pressure Heat

I might not sound as if I know what I’m talking about, and that's because I don’t, so any assistance would be appreciated.

I had a contractor come to my house for an estimate. I informed him that besides renovating the 3 upper floors I wanted to convert my unfinished cellar into a laundry room / family room. Starting in the front of the house there are 2 pipes protruding from my boiler, one really thick one approx. 2' from the wall and 1' from the ceiling (has asbestos that I have to do an abatement on) and the other along the floor (2' from the wall), both ending at the rear of the house. I requested that these pipes be moved closer to the wall and the ceiling. The gentleman suggested that I convert to pressured heat instead of the steam heat w/ radiators that I now have. Is pressured heat better than steam heat? It sounds, as though it would be an expensive task, is it worth it?

4 unit building - individual boiler in each unit?

I'm looking at a conversion of a 4 unit apartment building c. 1914 to condos. Presently there is one boiler and one thermostat for the whole building. I am familiar with an object found in British flats called a combination or "combi" boiler. It provides the hot water for the radiators as well as for the bathrooms and kitchen and laundry. It is small enough to go in the "airing cupboard" - i.e. it is inside the condo itself, not in the basement. I think something like this might be a good solution for our building, as each unit has a good sized hall closets. Problem is, I don't know what they are called over here - can you help? Also, anyone with experience of using them over here? Any potential problems with using them with the original cast-iron radiators?

Exhausting Gas Dryer through chimney

I own a 3 family new construction building. I've installed a gas dryer in the basement. Currently I'm venting the exhaust pipe into the backyard but I'd like to connect the exhaust of the dryer into the same chimney that the three gas water heaters and three gas boilers use so that the exhaust would exit the building high above all the windows instead of 10 feet below a window.

Is this legal? Any advice?

Alternatively I'm interested in installing a stack on the back of the house that runs all the way up to the roof.

Ideas? Thanks.

Cypress Hills

We are interested in buying a home in brooklyn, we came across a brick house in Cypress Hills, this is more north of Brooklyn. does anyone have info on this nab?

National Architectural Trust

The National Architectural Trust advocates voluntary preservation through its support of the Federal Historic Preservation Tax Incentive Program. As the leading historic trust in the nation committed to this Program and the acceptance of historic preservation easements, the Trust is dedicated to championing preservation efforts that protect America's architectural heritage for future generations.

Continue reading "National Architectural Trust"

Creaky Floors

I have very creaky floors, my contractor had told me that the floors were cheaply done when the building was first converted in the 80's. The boards are of varrying lengths and some are not nailed in, just squeezed between other boards. Anyway, I didn't want to replace them just yet, does anyone have any suggestions on how to minimze the noise?

Cats crapping in planters

We have four planters on our stoop that the feral cats on our block have discovered... and I'm wondering if there's a way to avoid being the neighborhood litterbox. (The waste attracts flies, and I fear it will harm the plants.) Any ideas?

Frame House Price VS brownstone/Brick Price

In our search for a townhouse in the Park Slope/Windsor Terrace/Clinton Hill/ Fort Greene nabes we have noticed that frame houses appear to be more less expensive than your traditional brick/brownstones. Frame seems possible for 1.3M or less and brick is inevitably over.
Let's say quality/size etc of the properties is equal, why the difference in pricing? Is insurance also affected by being frame or brick?

Frame House Price VS brownstone/Brick Price

In our search for a townhouse in the Park Slope/Windsor Terrace/Clinton Hill/ Fort Greene nabes we have noticed that frame houses appear to be more less expensive than your traditional brick/brownstones. Frame seems possible for 1.3M or less and brick is inevitably over.
Let's say quality/size etc of the properties is equal, why the difference in pricing? Is insurance also affected by being frame or brick?

Windsor Terrace purchase

I'm thinking about purchasing a house in Windsor Terrace, steps from the cemetary, but am unsure of the nab. The block, Vanderbilt St., appears to have alot of rehab going on which I view as a good thing, but the prices are high and I don't know much about it beside it being walking distance to the park & F train. Any comments for/against this section of the neighborhood? Is it considered an up and coming area, is it actually considered Windsor Terrace or kensington?

June 27, 2006

double hung window repair

Have you had your wooden sashes repaired. By whom? do you recommmend? What is the advantage to repair vs. replacing windows other than price.

Townhouse double front doors

I own a townhouse that once had double front doors (can tell by looking at others on the block), although my front door was replaced with a single fiberglass door with a lot of capping done all around to make up the difference in height/width. I want to replace the door with original 'like' double doors, but find the cost too high (6ooo.) to bear at the moment. Not that I plan to sell anytime soon, but I try to keep what I do in check with the potential for resale down the line. If I put a single wood door, nicely finished with elegant wood work around (cost 2500-3000.), would it detract any from the resale price?

West Coaster Seeks Info Re: Apartment Rental Rates

Hi-

I am an out-of-towner (West Coast) and am looking for some advice on rental rates. I have a three family brownstone in a tree-lined streed btw 5th and 6th ave in the PS 321 district. Each apartment is about 900 square feet. 6 rooms; three windows each end of the apartment. A hallway; eat-in kitchen; one medium bedroom and one small bedroom on each side of the apartment have windows, kitchen and living room have windows, and two medium rooms in the middle of the apartment with no windows- typically used as an office; dining room. Not exactly a floor-thru b/c of the hallway. There is some original detail-basic molding and trim. Wood floors. One apartment was totally redone with dw/wd and nice kitchen and bathroom. the others are not modernized and no dw or wd but have been recently painted. All tenants have access to garden and basement storage. Any sense of what is a fair rental rate? I have looked on craigslist, but it is so hard to tell from photos. Any ideas? Thanks so much!

Infor Re: Apartment Rental Rates

Hi-

I am an out-of-towner (West Coast) and am looking for some advice on rental rates. I have a three family brownstone in a tree-lined streed btw 5th and 6th ave in the PS 321 district. Each apartment is about 900 square feet. 6 rooms; three windows each end of the apartment. A hallway; eat-in kitchen; one medium bedroom and one small bedroom on each side of the apartment have windows, kitchen and living room have windows, and two medium rooms in the middle of the apartment with no windows- typically used as an office; dining room. Not exactly a floor-thru b/c of the hallway. There is some original detail-basic molding and trim. Wood floors. One apartment was totally redone with dw/wd and nice kitchen and bathroom. the others are not modernized and no dw or wd but have been recently painted. All tenants have access to garden and basement storage. Any sense of what is a fair rental rate? I have looked on craigslist, but it is so hard to tell from photos. Any ideas? Thanks so much!

Bathroom tiles for sale

anyone interested in buying white subway tiles (6X3)for the bathroom or kitchen? i've got 5 boxes left over from a bathroom renovation (each box has 132 tiles) and i don't have room to store them. i bought them from nemo tiles in manhattan for $3.50 a tile and would sell them for half price. i'm in central harlem.

Car Mechanic

Hi. Our newish Honda SUV needs an oil change (I think). And it's making a noise when we brake... can anyone recommend a good, reasonably mechanic in the Prospect Heights/PS area? I am new to the car maintenance world, so don't know if I should just go to a local gas station... Thanks for any tips.

Recent Sales

I am selling my 3 story brick and I want to get comparable sales in the area. Is there a way to get that without using a broker? Thank you!

Grand Renovations, Inc.

Does anyone have any experience with them? Anything good or bad to say?

Front Door Restoration Contractor?

We are looking for recommendations for a contractor to refinish our front doors. The doors are probably mahogony and are not painted. Thanks.

Home insurance for landmarked 2 family home

Can anyone recommend an insurer who writes homeowner insurance policies for landmarked homes? I am trying to get quotes on a 2 family landmarked brick. Geico just told me that they do not cover properties that are either in landmarked districts or those on a historic registry.

Thanks!!!

Seeking Ironworker Recommendation

Looking for recommendations for an iron worker who can replace window bars with buckets for air conditioners. Thanks in advance.

flooding basement

we have a problem with water seeping into our basement from the front corner of our foundation. when it rains the seep turns into a little spout and it pours in steadily from a hole about 1/4". during a heavy rains storm large puddles form.

any advice for who to contact? we called our plumber, but were told they couldn't do anything. if not a plumber, who deals with these kind of problems? we're worried about damage to our foundation if we just try to plug the hole. plus water will likely find a new hole to spout from. we would love to hear some suggestions/advice.

June 26, 2006

basement ceiling height

when renovating an english basement for rental purposes, would the apt fetch a substantial amount more monthly if the ceiling height were 8' vs 7.2'?

to gut reno or not to gut reno

I recently gut reno'd a 2 family townhouse in the south slope and put the house up for sale. When buyers were comparing my home to others in similar condition, but not gut renovated, they didn't appear to care much for the fact that all the plumbing, electric, heating, etc were new. When it comes to renovating a townhouse/brownstone and the expected ROI, would it be better to spot fix plumbing/elec and laminate walls or should a gut reno'd place bring in more dollars?

2 family upper duplex

I just bought a 2 family townhouse in Windsor Terrace. The house is a 2 story + english basement, with each of the 2 stories being an apartment, and the basement housing mechanicals. I plan to renovate it, but am unsure whether I should make it an upper duplex and basement apt (possible illegit), or lower duplex and top floor apt. Any thoughts on which would be more desirable? I only plan to stay in the home for 2 years so resale is a key factor.

"Hidden" top floors

I'm thinking about an offer on a 4 story brownstone but the top floor is semi-hidden from the street. It has 3 small square windows built into the eves and a big skylight. The rear room is regular with regular windows. I'm told this was the original design a century ago - to reduce property taxes.

The front room up there has a sloped ceiling.

Here is my question: property shark lists the building as "2 stories" (above ground floor) and floor area is clearly width x depth x 3, and "usable FAR" is 1200 sq ft, so it looks to be assesed as though the attic does not exist. Property taxes are low.

Here is my question: is this "hidden" top floor a negative in terms of resale or future build up? it is certainly quite attractive and usable. I'm just not sure what the down-side is, vs a full 4 story neighbor ..

Need Bed Stuy/Bushwick Apartment ASAP

Hello, I am looking for an aprtment in bed stuy or brooklyn for under $900. The apartment is needed right away. Please help. Thanks very much.

Plumber recommendation

For the person looking for a plumber recommendation: of all the tradespeople we've hired for our renovation, Donato Plumbing is the one I'd recommend without hesitation. We had a neighbor's plumber in our house the other day, and he told us the work was of excellent quality--something you don't often hear one plumber say of another.

- Tim

plumber recommendation?

Does anyone have a plumber they recommend for a Carroll Gardens renovation?

Compact Fluorescent bulbs in ceiling fan?

I have a Hunter ceiling fan (4 lights), and the manual says not to use over 60 watt bulbs in it. So, first, can I those compact fluorescent bulbs in it instead of the standard incadescent? And second, if I buy a fluorescent that says 20 watts, but also says '75 watts' on the packaging, I suppose so you can compare to a standard bulb, can I use that? Is that considered under the 60 watt max?

Thanks

Precision Flooring?

Anyone have anything negative or positive to say about Precision Flooring? Are they reliable, do a good job, etc?
Thanks

lease

I am about to do credit check for new tenant,and i would like to know were i can buy a standard form of apartment lease(for apartment not subjet to rent stabilization).
Thank again

Doing Demo by Self

We are renovating our garden apartment in order to rent it out. We plan on enlisting friends for the demolition which includes gutting the kitchen and bathroom, and knocking down one wall (non-load bearing) and a couple of ceilings. Does anyone have advice about demo? Any warnings or info that might make the job go more smoothly? Thanks!

replacement storms and screens

I am looking for a business that will come to my house, give me an estimate, then return and replace about 7 sets of old storms and screens. Any one have any good places?
Thanks.

Oil vs water based poly on wood floors? (forgot comments)

Can anyone give me some info regarding the pros and cons of oil vs water based poly on floors? Specifically, I am looking to resand/finish some rooms in my co-op apt, and was quoted a good price using oil poly. Should I be concerned with health, odors, etc?
Thanks
Aaron

Anyone have experieice with Buono flooring?

Anyone have any experience or hear anything about this company/flooring guy? It is recommended on Park Slope Parents website, and they quoted reasonable prices, so am looking for any information, good or bad. Thanks.
Posted by anon at 11:53 AM | Comments (3)
Categories: Floors

Real Estate Values in Brooklyn

My husband and I are relocating to NY from St Louis his office will be in Brooklyn & we want to live close to work - We have not visited yet - any advice would be great - we live in very urban area here - I've heard similar to a small Brooklyn Heights. Are values dropping there as they are here? Most homes here are sitting on the market and the prices are coming down. If that is the case there we are thinking to rent for a while instead of tying up equity in a house - Advice anyone on the process would be helpful -

Ductless/Split AC?

Sorry, reposting - forgot to "allow comments"

Yeah, it's that time again. I've read all the posts and have a pretty good idea what I'm in for, but I'm thinking about finally pulling the trigger on the ductless A/C this Summer and wondered if anyone had any advice regarding installers and installation technique. Anyone have any specific gripes or regrets or good/bad experiences with any particular brands or installation? We're in a 12 foot wide by 50 foot deep frame 3 story single family, if that makes any difference to you. Thanks in advance for your advice.

Ductless/Split AC?

Yeah, it's that time again. I've read all the posts and have a pretty good idea what I'm in for, but I'm thinking about finally pulling the trigger on the ductless A/C this Summer and wondered if anyone had any advice regarding installers and installation technique. Anyone have any specific gripes or regrets or good/bad experiences with any particular brands or installation? We're in a 12 foot wide by 50 foot deep frame 3 story single family, if that makes any difference to you. Thanks in advance for your advice.

Small wood floor repair (and posible refinish)

The border around my wood floor is broken in 2 small spots (pieces missing, etc). I am looking for someone who can repair this, and possibly refinish the floor in the room as well to clean things up a bit. So, can anyone recommend someone that could do this small repair? And can they sand, refinish etc the floor as well? A lot of the better companies I see recommended have minimums, so I'm looking for someone that doesnt mind doing a smaller job, i.e. the repair and possible refinishing a few hundred sq feet.
Thanks in advance for your help
Aaron

Fire Escape Connection Inspection

Hi,
Can anyone recommend any companies (or even tell me what kind of company does this sort of work, for that matter) that checks the connections of fire escapes to homes?

Thanks!

Buying a House - Engineering Report Questions

Hello,

We just had a house inspected last week. Needless to say our engineer, Heimer, came up with nearly 100K of impending expenses (only 5K of things that need immediate attention, 15K for a kitchen and bath reno (which we knew about) and the rest within the next 10 years or so). The home is from about 1910, so it obviously probably needs a lot of cash just to keep it going.

My questions are:
1) is this number high? Has anyone else gotten an estimate like this?
2) How likely is it that we'll be able to negotiate this much money with the seller?
3) Their report strongly suggests yet ANOTHER engineering report prior to closing which presumes that the home will be more empty (it won't) so that they can do further visual inspections in basement areas and closets currently inhibited by storage items. Has anyone out there actually gotten two engineering reports? Was it worth it? Did the seller pay for it?

June 25, 2006

light or noise regulations

Are there any regulations about the amount of light or noise that can spill over from a neighbor's townhouse backyard into yours? Our pain-in-the-butt, entitled, pompous ass neighbor (sorry but, I am so upset) has now outfitted his illegal 2nd story extension with porch lights that also light up our backyard. He also has installed an outdoor speaker through which he has begun to pipe baseball games and music for the edification of the entire neighborhood. It just seems that everytime he does something on his house, it has to impinge on the neighbors lives.

Solar panels

Anyone install solar panels on a brownstone recently? Any recommendations and what was the cost? I've heard 20k and I've also heard 40k.

Brooklyn Heights Condo

I've just begun my search to buy a studio co-op in the greater B. Heights area. I'm wondering if anyone has some advice about what to expect and how high I should aim on a fairly limited budget of around 250K. If there are any pitfalls I shold avoid or resources I can't live without, that information would be greatly appreciated. Also, if anyone could let me know where I could easily access info regarding recent co-op sale prices that would be terrific. Thanks.

Open house turnout

We had an abyssmal turnout for our very fairly priced, large 3B/2B coop on a prime Prospect heights block today. Anyone have any idea about other OH turnouts? Hoping it was a fluke. It's through a very reputable realtor who reach a lot of people.

extension

We are negotiating with Landmarks for an extension on our brownstone in Fort Greene. Does anyone know of a 3rd or 4th floor extension-3rd if you count the street level as a basement, 4th if you count it as the first floor? Or are you aware of a building that has added another floor with a setback?

Need someone to build wooden Trash bins

I live in a basement apt and look out at all the buildings trash cans. i want to hire someone to build those nice wooden trash can bins that hide the ca and keep them to side. Does anyeone have any good recommendations?

My fence fell over . . .

Anyne know anyone that can put up a new fence and cart the old one away. Not ready to do the whole yard this year. Many thanks,

John

new heating system

I am gut renovating the fist floor unit ( w/ 11ft ceilings) of my 4 story 25x50 building. The current configuration is steam boiler ( gas) with floor to ceiling exposed pipes and cast iron raditaors. Since we're having a baby , I don't want radiators, and I hate the exposed pipes. My architect recommended baseboard heaters, but I hate the look. A radiant heating system in the floor seems too expensive for the renovation. as I believe it would require a seperate boiler. Anyone have any ideas??Help please!!!

June 24, 2006

apartment rental hunting

I'm looking to find an apartment rental in August preferably in fort greene, or anywhere near the atlantic-pacific stop. A room in a 2 or 3 bedroom would work, or I may look with a friend, in which case we'd want a 2-bedroom together. Either way, max $900 per person including utilities.

I've been doing the Craigslist thing (and I'm hoping not to go through a broker), but I was thinking it might be worthwhile to wander around the neighborhood and see if I can find any leads. Any suggestions of places that would be worth stopping by? Thanks.

June 23, 2006

ISO Expert Mirror Hanger

We want to hang a very large and very heavy mirror a fireplace mantle. We're not willing to assign this job to a handyman. Can anyone recommend a mirror hanging specialist for this task? Thanks!

Prices for top-quality painters?

I'm wondering what the going rate for good painters is?
I'm about to close on a Stuyvesant Heights brownstone - 3 story, two family 18.5x40. The walls are in decent condition, but there is lead paint throughout, ,which I'll want to deal with (sanding/sealing/priming?), as well as some skimcoating and finish coats.

A friend who has a brownstone mentioned someone she thinks is tops - and he charges $400/day for two men, plus materials. Is this reasonable?

What's a rough estimate of the time it will take to prep/prime/finish 3 floors plus hallways?

What can I expect to shell out for paint costs (assuming good quality, i.e. Benjamin Moore?)

Garbage Pickup

Does anyone know a person who can pick up debris? I had my backyard cleared out and all the junk is sitting in bags on my front lawn. Thanks

Wood Floors, Handyman

I need to find someone to refinish the original wood floors in our house in Park Slope. They're pretty thin at this point, so I want to make sure I use someone who knows what they're doing. Any ideas? I've seen Verrazano and Norwegian Wood around the neighborhood, but don't know anyone who has used them. Also, I'm looking for a good handyman to do a number of small jobs in the house. Any ideas?

Van Gogh Movers

Has anyone had any experience with Van Gogh movers - good or bad?

co-op building mgr

Does any one have any info on what a co-op building manager can and can't do with regards to applications for new buyers? How much is he allowed to sway comittee members based on what he reads in the application? Is it a conflict of interest if the building manager is also a real estate broker and is allowed to sell apts with the building he/she manages i.e. can't he/she get territorial when an outside broker is used to sell an apt? He/she can make it extremely difficult to get the board package through to the comittee, if he/she no longer has a vested interest in selling your apt...Any thoughts?
Can an owner prepare and provide a board package directly to the comittee?

Garden makeover, yay!

I had a most exciting experience yesterday. The landscapers came in the morning, while I was typing away at my computer, and 5 hours later my garden was completely transformed! I came out and felt like one of those people from from a home makeover shows. I was literally jumping up and down. (i had battled with my garden and the weeds for 3 years you see). Anyway I highly recommend this landscaper, he has years of experience, and is extremely professional, and reasonable. (The entire job cost far under $1000) The landscaper's name is Jeff Tucker. He can be reached at jeffmtucker@msn.com. I also have before and after pictures which I can send to anyone...catherine.gattoverde@gmail.com

June 22, 2006

Surveyor

Could anyone recommend a surveyor for my lot in PLG? I need to have a survey done before I start putting in fencing in my backyard.

Also, would anyone know approximately what a survey costs and what the surveyor would need other than a copy of the deed?

Thanks!!!

ballparking $ for an extension

If a brownstone on a landmarked 20x100 block, and is 3600 feet, with a permitted FAR of 2.0, there is 400 more square feet allowable. A very typical brownstone.

So my question is this: how much would a brick rear extension at the garden level, 20x20, with a deck on top, cost roughly.. and would it be allowable and an easy project?

Would neighbors be able to object, etc etc. Other pitfalls?

thanks in advance.

carpet cleaning

can anyone recommend a good company or individual to steam clean carpet? we need to do the entire common area (lobby+4floors) of our co-op asap.

University Towers?

So I'm seening a ton of for sale by sponor apts for this complex..they appear to be very reasonably prices. Anyone know what's going on there?

Day Labor?

Just moved to BS from Freeport, Long Island. On any given morning in Freeport, particularly on Saturdays, the local Home Depot and close by parking lots are replete of day laborers (mostly men), who typically do a whole range of things, not the least of which is assisting w/local construction jobs. Pardon the naivete, but are there similar areas in BK where day laborers (male or female) congregate for local jobs? Thanks in advance.

Renovating On the Cheap

Check out "Renovating On the Cheap." Renovate without spending your life savings. Learn how to work with landmarks.
http://renovatingonthecheap.blogspot.com

Clawfoot Tub for Sale

Clawfoot tub in good condition for sale. 80 years old. (60" x 30" x 23.5") White tub with decorative clawfoot legs. You pick up. Available immediately & ready for pick-up in Boerum Hill, on the ground floor. $350, or best offer.
Call Keats @ 646-337-7815 if you are interested.

Material on backside of brownstones?

I am wondering if clapboard was ever used on the backside of a brownstone in place of brick? Any images I can be steered towards?

Directions for a gardener

I've hired a gardener for a day's work, weeding, putting in sod, etc. Anything in particular I should make sure he does?? Any tips?
Thanks.

Agent for floor-thru

Can anyone recommend the best real estate agency to deal with when looking for a pre-war floor-thru in Brooklyn? Thanks.

June 21, 2006

Solar Heating

Does anybody know the cost of installing solar panels? I am going to be redoing the ceiling and roof of our top floor soon, and am seriously considering going for it (I am not on a landmarked block)

Virtual Interior Design

Has anyone used a virtual interior designer? We are considering going this route because we need some design help but don't want to commit to using just one designer for our entire space. Has anyone worked with a virtual designer who could share their experience?

Terrific Nursery

Today I had a terrific experience at Hicks Nursery. They had a pretty good selection of Japanese Maple Trees. I purchased a lush 8ft. Japanese maple and a nice full dwarf maple. Just beautiful. I paid $340 including tax. 100 Jericho turnpike, Westbury. Well worth the trip and they do deliver.

Need a good cabinet maker

Can anyone refer a good kitchen cabinet maker to me? I don't need a suite of new cabinets, but need new doors for all to match an existing clean style.

Chef's Kitchen - Viking

I am in the process of turning the former 'library' in my brownstone into a kitchen. I'm also thinking of buying Viking professional appliances. Ok...I've already ordered them, but I'm having second thoughts.

My question, how much should I be expected to pay for Viking? 36" Range 6 burners, a Hood with 700 CFMs, a 36" bottom mount refrigerator, a dishwasher and microwave. All Viking? How much is Too much and would any others use such high end appliances in a renovated Brownstone?

Please help me keep from going to the poor house!!! ;-)

Bed-Stuy Farmer's Market

Anyone know whether there are any regularly-scheduled farmer's market in Bed-Stuy? If so, where/when? If not, seems odd figuring there would be tremendous demand/support, no?

Answer to "BROWNSTONES"

In answer to Anon. 2:52's question, (which didn't allow comments) there ARE brownstones in Queens (AND the Bronx). I don't know of any in Staten Island, although there are plenty of nice old houses there.

In Queens, brownstones can be found in areas such as the small Hunters Point Historic District (in L.I.C.) and, in large numbers, in Ridgewood (if you take a loose definition of "brownstone", as a house type, to include brick and limestone houses). In the Bronx, the Longwood Historic District is an example of a brownstone area.

BROWNSTONES

HELLO PEOPLE, THIS MIGHT BE A DUMB QUESTION BUT HOWCOME THERE ARE NOT ANY BROWNSTONES IN QUEENS OR STATEN ISLAND? WHY ARE BROOKLYN AND MANHATTEN THE ONLY BOROUGHS WITH BROWNSTONES FROM WHAT I CAN SEE???

Crown Heights North Association Meeting

Is anyone going to attend tonight?

Brownstones, Homeowner's Insurance and Flat Roofs

I often see posts concerning insurance for brownstones on this site but never hear anyone talk about the burden of having a flat roof in regards to obtaining homeowner's insurance. What kind of payments are you folks making per year on your brownstones? I often read references to Chubb, USAA etc and am curious if all you folks are telling the insurance companies that you have flat roofs. (it's stupid not to as you won't be covered if you need to make a claim). As far as I know, most companies won't even insure these houses - I know USAA doesn't do it anymore - I think the do out source it though. So, what's the deal? What is the best deal for insurance on a three floor brownstone in Brooklyn?

Raised Panel Doors

Does anybody know a good source for raised panel doors?

Deck recommendation

I just finished a small renovation and am finally ready to have a parlor floor deck built. There haven't been any recent posts on deck builders, so if you have a recommendation, please pass it on. Thanks in advance...

Roof deck architect/designer?

I have a 700-square foot roof deck that's sorely in need of an upgrade. Does anyone have suggestions for landscape architects/designers? One thing I desperately need is a canopy/canvas to fit a stand-alone frame that covers about 50% of the roof.

Thanks in advance for any advice you have!

Skim-coating / Wall Removal

Does anyone have a recommendation for an experienced person to skim-coat walls of one room, knock down a built-in closet wall to open the closet up and install new shelving and different doors, and put in a few extra electrical outlets. The end result may lead to other needed work.

June 20, 2006

Replacing In-wall AC

I have a large In-wall A/C unit that needs replaced and also 3 window units. Any recommendations on A/C suppliers that can find me a unit the right size and do all of the installations.

ISO new shutters

Hi,
I posted this almost a year ago and didn't get any response- and it doesn't seem another poster did either on the same subject....so thought I might try again!

We want to buy shutters for our brownstone- we aren't interested in stripping and dipping our old ones- they are beyond repair. Does anyone have a good source for this?

thanks!

Looking for movers

We will be moving from New Jersey to a brownstone in Lefferts Manor and are looking for a reliable mover with experience in handling fragile antique pieces of furniture. We are also concerned about getting the furniture up the relatively narrow stairways.

10 S. Portland Price Drop of $1mm

well the brownstone on gorgeous south portland ave that was put on the market TWO WEEKS AGO for $3.495 is now down to 2.495. still priced too high imho. was the broker smoking crack or is that a tactic, allowing the broker to say the price has been reduced? personally, if i were going to spend 2mm+ on a brownstone (which i may do), i wouldn't want a bunch of dumpy apartments on the upper floors. that place is like a rabbit warren, with half the beautiful parlor floor walled off for a rental and the other half accessible only from the garden floor. did anyone else see it?

utility room codes

Hi all-
I know this topic was raised a short time ago but i'm stumped.
We are renovating our basement and still have yet to enclose the ceiling of the utility room. My problem is that there's so many pipes etc that are at so many different levels, many with vlaves that we'd need access to. I'm wondering how does one sheet-rock up there and still have access to all these very random places? is there any other option aside from the heavy duty sheetrock? is there some kind of fireproof drop ceiling that can be used? any help is greatly appreciated.

Bathroom and hallway tiles: price for labor

I am redoing three bathrooms and laying tile in a small hallway in my house and hoped that someone could give me an idea on the price of labor.

The bathrooms are very small, floors have been leveled and walls are newly framed which should make the job easier than laying tile on old, out of plumb walls. Two of the bathrooms will have 1”x1” mosaic tile (on netting) on the floors and 4”x4” tile on the walls surrounding the tubs only. The third bathroom will have 1”x1” tile in the shower stall and 4”x4” tile on the floor. The hallway has also been leveled and will be 6”x6” tile. I already purchased all the tile.

Could anyone please give me an idea on what I should expect to pay and possibly even make a recommendation on a reliable, moderately priced professional. Thanks in advance for your help.

Gardener needed

I need a basic clean up job on my garden -- Any suggestions of someone that knows a perennial from a weed but doesn't charge astronomical prices? I got one quote of $100/hour. Ouch!
Thanks!

June 19, 2006

Woodworker for moldings

I'm looking for a woodworker to cut and install some moldings that match the originals. I'll also need him/her to cut some new doors (already stripped) to fit new frames and then stain the doors. The frames might need adjustment/work, too.
Any suggestions?

Comments on this boerum hill place?

Anyone can judge the value of this pacific st abode? it looks nice, but I'm wondering about the kitchen being placed on the top floor! it sold for 1.8m in 2004, I think ..

www.warburgrealty.com

critique away..

Brownstone repairs

We need to do some repairs on our 3 unit coop brownstone in Prospect heights: repairing the cornice, new iron railing & fix the steps. Any recommendations, we have a tight budget? Good or bad experiences with New tech; M & S Construction; Brooklyn Construction Co or R-Amin Construction?

metal fireplace surround and screen

I noticed a recommendation for a place called Eddies on Grand and Greene for mantels, surrounds and screens, but I couldn't find the phone number. Does anyone have a phone number or more details on the name of the business? The number information gave me is no longer in service.

Childproofing Stairs

Are there any particular brand of safety gates that people use for their brownstone stairs so that little toddlers don't climb up, or fall down those really long staircases. Do most people have to custom design/build them? I'm not sure the regular safety gates will screw into our strangely shaped newel posts.

Williamsburg Apartment Advice

I live around the corner from a bunch of new developments by the Graham Ave/Montrose L stops. Question: I'm not sure if these are condos or apartments, but all of these buildings in construction have a sign at their worksite that show the name/#/address of the landlord/owner and the contractors. Is it okay to call the owners to inquire about availabilities, to rent or buy, on a building that isn't even complete? Or is that inappropriate?

SKYLIGHT

Anyone know anyone that installs old style skylights? Are the newer ones better? I would like to restore the skylight that was taken off my roof and covered over.

FSBO listings?

I have been looking for a brownstone/townhouse in brooklyn for months but have yet to find the one that's just right for me. I've been frustrated a few times by homes selling on the blocks I like before I even knew they were on the market. Other than the New York Times, where do people advertise these things?

Fire Code

In my backyard there is a stairwell down to a door to the basement. This is a fire exit and also a route of access to the cable box which is on our back wall. It cannot therefore be blocked.

We need to either cover it with a trapdoor of some kind or put a railing around it. I would like these to be as subtle as possible, whilst at the same time making sure they are fire & building code worthy.

The contractors I've consulted don't seem to know enough about the codes to satisfy me (or my coop board). Does anyone know if there is a way I can get a fire officer, or some kind of building code expert to tell me what are the criteria I need to fulfill, and subsequently what are my options?

Suggestions appreciated. Thanks.

Cornice Repair for Small PH Coop

Can anyone recommend a good contractor to repair our small building's cornice? We also need some minor stoop repair - could one outfit do both jobs?

painted cabinets: factory sprayed or hand painted?

We redid our kitchen and are about to install new, semi-custom, wood kitchen cabinets. What are the pros and cons of factory spray finish vs. hand painted finish completed on site? Here is what I've heard: factory spray is a more professional look. The finish is like an enamel - it's even and hard, and will not yellow over time. If it chips, it can't really be patched by owner. Whereas hand-painted finish is more of a DIY look, will yellow over time if oil-based paint, but can be touched up by the owner. Please help.

Hanging/Installing Doors

Can anyone recommend someone to hang doors? I had my doors dipped and now I need someone to hang them. I have about 15 circa 1860 doors that need to be installed.

June 18, 2006

Lease Advice

We're in the process of putting together a lease for our rental unit in our two family in Prospect Heights. Friends with similar setups (i.e. tenants) are going to give us copies of what they use... Wondering if landlords/ladies out there think it's worth consulting a lawyer (if so, recommendations are welcome), and also if they have any advice on clauses, riders, etc. to add or exclude based on their own experience. For example, we have a lot of historic detail in the unit -- and we will put into writing that no panelling/molding/fireplaces can be painted without explicit written consent. Any tips would be great... Thanks!

advise on childproofing spiral stairs

We want some good advice on how to childproof an existing spiral staircase structure on a space we want to rent. ie vertical bars on rail, as well as a lower rail kid height, also the steps, how to make them safer????

18,000 BTU Friedrich QuietMaster A/C available

Friedrich QuietMaster KM18 A/C 18,000 BTU 220 Volts available to best offer. We brought it with us when we moved to this house in Red Hook, but do not have 220 V in this house and can't use it here. We were hoping to upgrade the electrical, but that looks like it might take a while and 18,000 BTU is too much for our purposes. It cost about $675/- originally and was used for a year only. All parts and manuals intact. E-mail yash7@aol.com

18,000 BTU Friedrich QuietMaster A/C available

Friedrich QuietMaster KM18 A/C 18,000 BTU 220 Volts available to best offer. We brought it with us when we moved to this house in Red Hook, but do not have 220 V in this house and can't use it here. We were hoping to upgrade the electrical, but that looks like it might take a while and 18,000 BTU is too much for our purposes. It cost about $675/- originally and was used for a year only. All parts and manuals intact. E-mail yash7@aol.com

June 17, 2006

Garden Works on Butler St

Has anyone ever used Garden Works on Butler St? I'm considering them for a redo of a 40x22 garden (no hardscaping, plants only). Would be interested in hearing others' experiences. We got quoted $65/hr/person which seems a bit high to me.

June 16, 2006

how many amps to upgrade

I only have a 70 amp breaker box with a 100 amp service but the lines are aluminium/cloth covered and was told that when changing out breaker boxes the wires might break and I should replace these wires - so I have decided to also upgrade amps while replacing the wires - question is what do most homes have 150 amps or 200 amps? Also do you know any lic electricans who can work and file with con ed to have all work completed - thanks

Wallpaper

Can anyone recommend someone who can wallpaper walls?

Roanoke

There's been lively discussion re the Roanoke condos in Ft. Greene. Anyone have any insight as to whether it's a place to buy now? The discussion from several months ago concerns me but it looks like prices have fallen & the location is just sooo great...

Floor of Brownstone for Rent in Prospect Heights

The apartment has a kitchen/living area, bathroom with clawfoot tub, new shower, skylight, and a spacious bedroom with fireplace and large walk-in closet. It is beautiful, with lots of old world charm and
original details. The house is 1.5-2 blocks from both the 2/3 Bergen Street and the 7th Avenue Q/B stops. It is about 7-10 minutes from Prospect Park or downtown Park Slope.

Rent is $1550 per month.

Pictures are below:

hhttp://homepage.mac.com/rfsgreene/Apartment/PhotoAlbum18.html

The unit has a shared entrance. We will be requiring references, credit check, and security deposit and
first/last month's rent. Sorry, but non-smokers only.

Please email rfsgreene@mac.com to arrange to see the apartment.

Handyman

Can anyone recommend a good and RELIABLE handyman? I just have small jobs (some painting, door sweepers, fixing shelves) and I need someone who will do a good job in a timely manner.

Nostrand Avenue Business

I just moved into Crown Heights and love the brownstone blocks but am not thrilled with the shops on Nostrand Ave. Let's face it, how many west indian restaurants and hair salons do you need in a 10 block radius? Are any developers planning to do something new with Nostrand between Eastern Parkway and Atlantic? The supermarkets are decent but there needs to be more retail, lounges, coffee shops, etc.

Armory at Bedford and Atlantic Ave

Does anyone know what is going to happen with the men's homeless shelter at the armory? Is anything planned?

June 15, 2006

Insulation Under Bricks

I am converting my vinyl siding exterior to brick. The contractor is placing a sheet of black felt paper on the wall before the bricks are in place. Is this enough to keep out the cold and Moisture??

Flooring People?

We are are moving to Prospect Heights and looking for some good recommendations for hardwood floor refinishers. They're parque for what its worth. Thanks in advance!

Feng Shui Consultants

Has anyone used a feng shui consultant they can recommend? I am finalizing the plans for a 4 story, 3 family gut and was advised by friends that it would be a good idea to have a feng shui person review the plans.
Thank you!

June 14, 2006

Closing Costs

We are considering purchasing a 4 family for $850,000. Would be interested in hearing what others have paid in closing costs for houses in the $800,000 to $1,000,000 range. Thanks.

carpet cleaning

I need to have the hallway carpets cleaned in my five story brownstone. Anybody have this done recently? What was the cost? Is there a place where you can rent a carpet shampooer and do it yourself?

Pallet Racks

I'm thinking of installing warehouse type shelving in my basement - like pallet racks but a light duty version. Has anyone out there gone this route? I've found this vendor that looks pretty good:

http://www.anytimeproducts.com

New Condos in Park Slope

There seem to be at least 3 new buildings going up on 1st Street between 4th Ave and 5th Ave in Park Slope. I assume these will be new condo constructions. Does anyone has information on these?

Asbestos Pre / Post construction

I plan to have major construction done in my 1910 brick row house. The papers will be filed with the buildings department. In obtaining bids I was informed that several of the pipes in my basement have asbestos. Can someone enlighten me as to the recourses to take? Will there be an inspection or will I be fined?

buying real estate now...?

oops - repost - forgot to allow for comments.
i'm looking seriously in brooklyn for a brownstone for my family. made a strong offer on a four-storey house w/ upper triplex (for us) and garden rental (sellers have no offers yet as high as ours). until today i was feeling pretty good about going forward if a price is agreed upon w/ sellers, but after reading the nytimes "mark of the bust" article on the op/ed page, i'm getting cold feet. did that article panic anyone else? is new york a market unto itself?

Damages by Tenant

My tenant leave 2 weeks ago they stay for 1 year,and the floor was in a pretty bad condition after they left,(the floor is dark mahogany) have to restain so spot were probably were they drop heavy staff and a lot of scratchs
I could not find any one to do the job to fix the floor so a friend a mine did it and i did a great job,i paid him cash.
Can i remove that amount from the security deposit.Let me know

California Closet

We are considering making the 1/2 room on our topfloor a small walk-in closet. Any experience or recommendations on a reasonably priced agent/store to make it a California Closet? Thanks in advance for any help!

This is not a classifieds

howardlevitt@gmail.com, this is not Craigslist. Please don't clutter the board.

Looking to rent

We are a professional couple looking to rent a portion of your townhouse. Please reply to howardlevitt@gmail.com

insulation R-value?

What R-value have people found acceptable for the end wall insulation of brownstones? Similarlarly for the attic? Also, can anyone give feedback on cotton batting insulation? Thanks

Insulation for complex roof

We have a large, ungainly house that was built when fuel was cheap. We need not only to insulate, but to come up with the most efficient system. Can anyone recommend a systems engineer -- someone who's not trying to sell any product?

June 13, 2006

How to find Property Line info?

I'm a renter, and it pretty much looks like the next door neighbors have built a fence over their alloted property line (into my backyard). I'd like to find out what the true property line is before pursuing this further. The space is valuable to me since my backyard is tiny already, and next door is using their space as a dumping ground.
BTW, my LL is a space cadet (lazy), and will give me free range to investigate and rectify if needed...I'm in Brooklyn - where do I go and what do I ask for? Thanx!

Cheviot sinks

Does anyone have any experience with Cheviot brand pedestal sinks, which are manufacturered in Canada? Any other recommendations for reproduction sinks that won't break the bank (i.e., no Waterworks)? How much of a difference is there between brands of china sinks?

replacing stair

replace staircase

Continue reading "replacing stair"

Coop Pricing thoughts?

Hypothetically: if one were going to put a 1600 sf coop in a prime location in P Heights (nearly North Slope), WBFP, 3 full BR, 2 full Bath, w&d in apt, spectatcular shared (small building) roof deck with amazing views, everything in great condition...what would you price at? Just interested in all of your obviously well-informed thoughts.

"The Knobbery" Review

I got my knobs and pulls for a new closet at "The Knobbery" on 3rd ave - it was recommended by my contractor. The knobs were gorgeous but the people who work there could not have been more difficult. The owner (Amit) is the only person in the store who seems to know anything about knobs or customer service, and he is rarely around. Everyone else there is an amateur in every sense. Additionally, because of problems with my order, I needed to return to the store at least 8 times - mostly due to their constant screw-ups. Next time I need a knob I'll go elsewhere.

Knobbery - not-so-great review

I got my knobs and pulls for a new closet at "The Knobbery" on 3rd ave - it was recommended by my contractor. The knobs were gorgeous but the people who work there could not have been more difficult. The owner (Amit) is the only person in the store who seems to know anything about knobs or customer service, and he is rarely around. Everyone else there is an amateur in every sense. Additionally, because of problems with my order, I needed to return to the store at least 8 times - mostly due to their constant screw-ups. Next time I need a knob I'll go elsewhere.

Cypress Hills

Does anyone know of any revitalizing projects that are going to occur in the historic community of Cypress Hills?

Sliding glass replacement

I have a double glass anderson windows sliding glass door. Yesterday one of panes got shattered in a deck building accident. Anybody have any recommendations for replacement? The door is fine, I just have one layer of glass in one side of the door. Any idea on cost? I called Cristovori? in third, they told me ot bring the whole door in. Could I repair this myself?

Japanese Maple

Does anyone know where I can find a good selection of Japanese maple trees?

Tree Removal

I have a tree in front of my house that needs to be removed so I can expand my property. Does anyone know how I can get rid of this tree quick?? The city will not allow removal because the tree is alive. Also, if there are any developers out there I would like to know how you do it when you have a project and a tree is in the way. Someone please give me some advice. Thanks.

cumberland/greene condos

Where are the Cumberland/Greene condos going? The logo is up on the Brooklyn Properties website. Curious.

Adding a parking space?

Does anyone know the process for creating a parking space in the front of a brownstone...Some of our neighbors have them, and we have enough space. Thanks!

wallpaper search

Hi,
I want to wallpaper a small room and am wondering where to buy good quality wallpaper. Any suggestions?
Thanks!

Historic Preservation Grant?

The stoop of our limestone needs some serious work as does the facade (removal of paint, restoration, etc..). I've received estimates for the whole job betwen 25-40k. My building is in North Crown Heights -- which is looking like it it will soon be landmarked. I have heard about the landmark preservation grants...am wondering if I should hold of on doing the work and explore this possibility? (I would only have the $ to just do the stoop now..6-7k)
thanks!

June 12, 2006

gutters

Anyone have any recent recs for a good gutter installer? Particularly someone that does seamless. We're looking at a couple of hundred linear feet of the stuff and I don't want to have to go with the Depot for the installation!

thx

Wood Fence for Backyard

I am about to oder some wood fence from Us Fence System in Brooklyn. And i was wondering if they are some other shop that i can go see in Brooklyn. Some one told me that is not legal to have fence over 6ft ??? Did someone know a person who can place those fence for me???
Thank a lot

Rooftop Deck's

I was wondering if anyone has ventured into the world of rooftop deck's for townhouses. I am not sure how common this is, but I know that some townhouses in certain areas that have been converted to condo's have created rooftop decks to entice wouldbe buyers. Does anyone have any input? Pictures? Sources on the web? My husband and I have a place and have been thinking of putting a deck on the roof but just in passing. It would be nice to hear that our little dream may actually be a possibility.

Thanks!

are sellers afraid?

New stock has all but vanished. A bunch of stuff from spring is still on the market, some with multiple price drops, but I want new blood.

I know this is summer, blah blah, but I wonder. I see a lot of open houses and I always ask the reason for sale. With the exception of a few divorces, few have bought elsewhere. 99% of the places are still being lived in. These people are fishing for a price! now, in this NEW market that is only denied by brokers, they dare not sell in case they wake up to the fact that their mental valuation is a dream.

I figure, 3 more months of this and we'll start seeing the serious sellers. The "job relocated me", the divorce, the "bought a condo in the city and I need the money" type.

Personally, I can't wait, and I'll be ready with my lowball offer.

Until then, it is thin thin pickings.. A lot of brokers living off their winter fat?

Chubb or USAA

my house in PLG is currently insured through Brownstone Agency. I want to change from AIG to either Chubb or USAA. I have a high quote from Chubb and am waiting for USAA.
has anyone made a homeowner's claim with USAA? how did they respond---they seem unfamiliar with brownstones in general.
also can anyone help me with what extra coverage i should have (disaster, earthquake etc)? i have an umbrella policy with USAA and my car is insured by USAA. is it more advantageous in some way to have the same carrier for everything?
thanks

Crown Heights

Does anyone know if there is plans in the works to revitalize Kingston ave between Eastern parkway and Atlantic ave.

accountant recommendation?

I live in a Brooklyn brownstone that was converted to 4 co-ops about 15 years ago. We have used the same accountants since the building was converted, but all they do for us is compile our annual taxes, and even for that we have to put together most of the information ourselves. For that he charges us $1350 a year. Could anyone recommend an accountant who would either a) charge less or b) do more (such as help us plan a budget, advise us on whether to refinance the mortgage, etc)?

Toilet problem

Hi
In my bs home on one of the floors the mainbathroom does not flush and fill back up the toilet bowl. As anyone had this problem before in theire home. Please note its not the tank its the bowl itself. Now I had a plumber came in and changed the new toilet bowl itself and snaked things out and the problem still persists. Any feedback would be helful. Plumbers are talking about this is a big job and they will have to break the walls .... possible vent problem !!!

Black matte paint for exterior doors

Can anyone recommend a good matte black paint for exterior brownstone doors? (We definitely do not want a glossy finish.) Is there one standard color that most people utilize? Thanks.

Backyard Cement Job

We just moved to BedStuy and are just beginning clean up work on our jungle-soon-to-be-my-oasis backyard, and received a quote yesterday for $3500 to cement a 10'x6'area of the backyard (it already has delapidated cement that's pitched towards the house, which, presumably, would have to be picked up). We're wondering whether that's a reasonable price? If not, any recommendations on contractors (or landscapers) for the job? Thanks a ton for any advice.

Grand St Block Association

I know that there is a Grand St Block Association Town Hall meeting planned for this Wednesday or next to get local pols to respond to the shooting on Putnam and Grand but I can't seem to find the details online (I erased the email I received about this in error). If anyone has info about this, please share.

Continue reading "Grand St Block Association"

exterior doors

I have been renovating my brownstone for over a year and money is very tight. I now want to restore my exterior doors and must do them myself. I would like to know if there is anyone out there that has done this themselves(stripped and varnish). I also want to know how you can tell if your doors are salvageable. What products I should use and any useful tips. Thanks for any help.

which is more desirable?

Say you're a single or a couple looking for a brownstone apartment to rent on craigslist. In a typical floor-through, would you rather have an extra 1/2 bath next to the "den/office/nursery" or have the den/office/nursery have a decent closet? We are renovating and are struggling with this decision.

How Long on the market?

Is there anyway to find out how long a property has been on the market? Any websites? Obviously one could ask the agent but if one wanted to be a bit more...sly?

Shorten antique wood doors?

We just bought some 100-year old french doors (solid cherry, I think), but they are 3 inches too tall for the space. There are almost 11 inches at the bottom and so we're wondering if we could just shave 3 inches off. Is it safe to do something like that or might it harm the glass/integrity of the doors?

June 11, 2006

Audio system suggestions?

Just curious if anyone has an good ideas for an affordable audio system that will allow us to hear music from a single source (including internet radio and vinyl LPs) in the 4 corners of our brownstone. Are wireless speakers any good? Any particular brands/models we should look out for? I'd also love to get music out to the garden....

woodworking tool rental in brooklyn?

i'm looking to rent some basic woodworking tools for a few days. specifically, a table saw, radial arm saw, router, and belt sander.

anyone know if there's a place in brooklyn that could help me out?

thanks

June 10, 2006

Double windows to block street noise?

Have you ever heard of installing two sets of windows, in order to cut down street noise? Not just a single double pane window, but two sets?

What would this look like? I am buying a frame house on an avenue, and would like to reduce the street noise as much as possible.

Apparently with two sets of windows, the layer of air between the two windows is an extremely effective sound buffer.

Or how about the windows that are marketed as acoustic?

Also, would it do the trick in a frame house? I can see it might in a brownstone, but I am wondering if the noise just comes right through wood walls.

Many thanks for your opinions.

waste back-up

I had a similar problem in our brownstone in Park Slope. not once, but twice! at back of the house in downstairs bathroom and at front at the sewer trap. yep, crap and toilet paper, up and out. plumbing company did same thing, snaking, camera, high-powered water jetting. caused more problems then solved. the initial trouble was just a clogged drain! took 'em to Small Claims, got money returned, including the cost of another company to come and actually SOLVE the problem. no troubles since. altho, we continue to be a bit leary.... never know what you'll find when you come home some night! ahh well....

June 9, 2006

Converting to Condos

My project is larger scale- the rehab and conversion to condos of a 10 unit building on the northeast side of Prospect Heights. First, I'd be grateful for refs on architects and general contractors with similar experience. Second, if anyone has purchased a new or rehabbed older condo in the neighborhood, I'd love to know the per foot price (researching comps) and your happiness with the area.

Time Share Rental Available, Any Location

I have for rent a 2 bedroom, 2 bathroom, sleeps 6 – 8, full kitchen w/washer & dryer, livingroom and dining area timeshare for rent.

You pick your destination anywhere in US or Europe that's affiliated
with Sheraton Hotel Resorts & RCI. Travel must be upon availability of
hotel resort from now until January 2007. If interested go to www.rci.com for information on hotels & destinations and contact me
with your choices.
Rental price $850 U.S. $950 Europe (extra RCI fees involved).

Health Food Market in Bed Stuy

My wife and I interested in starting a small business in BS, so we were intrigued by "Tony's Country Life Health Supermarket" going for sale:

http://www.bedstuygateway.com/2006/06/business_for_sa.html#more.

The recent "Alamo" discussion here o has inspired us to ask, what would residents (old and new) like to see in such a "health supermarket" in the area?. We are interested in providing a community business, one that caters to a broad range of residents, but that offers products we believe in and want to promote (see, organic). You never know....

June 8, 2006

salvation army rehab center

oops - forgot to allow comments.

Does anyone know what is going on at the Salvation Army Rehab center on Hanson Place @ South Elliott? There seems to be some demo of the interior going on. Has it been vacated? Is it being converted to something else?

taxes

I just had a rude awakening- was always under the impression that the capital gains tax on a sale was 15% after costs and $500k marital deduction. Now I am being told that that is only the FED, I also have to pay a state tax of 12%- is this correct?!?!?!? Yes, I am asking this after making a tidy sum on the sale of my brownstone.

brownstone going greenish

Our brownstone has the original stone in good condition. What worries me is that the stone is getting a green hue in places. Someone told me this is the first hint of serious decay. They suggested that there is a chemical treatment for whatever is growing in the stone but couldn't tell me what. Any suggestions?

Banister Rods

I have a 1910 Brick row house with it's original steps and banister. Can anyone recommend where I can replace several of its rods and have a broken piece added to a newel post?

Dip & Strip

Thanks. So my hunch about the shutters was correct. Can anyone recommend a DIP & Strip place in Brooklyn or nearby. i can't find any.

thanks...

stripping paint off inside shutters

Any comments regarding what to do with restoring original pocket shutters on our brownstone windows? I think stripping would be very costly, if possible, so I was thinking of a dip-and-strip place...anyone tried that ?

Thanks,
Denise

Window guards

Where can I buy window guards to protect my daughter from the windows of our brownstone?

Standard ceiling height for garden-level apt?

A newbie looking for some info: What is the standard ceiling height for a garden-level brownstone apartment? Do garden-level apartments always have fairly low ceilings, or are there (frequent? rare?) exceptions?

How to know WHEN to repoint bricks?

I've seen a lot of posts from people asking for repointing recommendations, but my question is how do you know when you really need to repoint your bricks? (And I suppose I have the same question for how do you know when you have to redo the brownstone?) We've owned our brownstone for barely a year, but we're noticing all the cracks and sloppy patching in the bricks in the back of the building. Since we had some guys doing our cement in front, we showed them our back to get an estimate-- the guy showed us how if you swipe your finger between the bricks, lots of cement dust comes out. Also, he said that if we don't do it soon, water will get inside the walls and eventually ruin the beams. Obviously, we don't want that, but we're a little hesitant to take such recommendations from the guy who's angling to get the job... And yes, I'm sure we'll need to do this soon, but how soon? Next week, next month, next year, two years, three years?
Thanks.

Need Gutters Cleaned

Need to have the gutters on my Ditmas Park Victorian cleaned. Anyone have a good recommendation? Also, what is the average price for this kind of work?

Bay Ridge Iron Works

Hi everyone. I met with Paul from Bay Ridge Iron Works, to replace a supporting I-beam in my basement. Has anyone worked with this contracting company before? Any comments? Trustworthy/fair/quick?

thanks!

help with finish for wood bar/counter-top

I built (helped build) a sturdy, rustic bar-height island, attached, table thingy. We still haven't decided exactly what it is, but it will serve as our dining and entertaining area for our small kitchen living space room. My problem is the finish.

I applied 7 coats of minwax water-based, clear polycryllic from a recommendation from the Lowes guy (kicking myself). It looks nice. It is not as thick as I thought it would have been, but most importantly, it clouds with moisture or heat (a hot plate, a sweaty glass).

We want to use this as a high-traffic, food prep, eating and living area. The design of the thing lends itself to a thick coating you would see in an actual bar that will resist reaction to water/heat.

my 2 questions: what can I use to get a thick finish like you would see in a bar that won't react to water? and 2) can I apply it over what's there now?

Good price on Benjamin Moore paints in Brooklyn (Park Slope)

Can anyone recommend where I can get a good price on Benjamin Moore paint (specifically looking for Matte Finish) in Park Slope or surrounding area? I need to get about 10 gallons. How are tarzian and Pintchik? Anywhere else that you can recommend?
Thanks for your help
Aaron

Mosquitoes!

Mosquitoes make it impossible to go out in our garden in the late afternoon/early evening. We've eliminated standing water, but there is a HUGE (and beautiful) grape vine originating in our neighbors yard, and while we've trimmed ours way back, theirs forms a canopy over their garden, which we think may be part of the problem. Has anyone had experience with teh Mosquito Magnet, or similar machine? Other good mosquito prevention solutions other than taking a bath in DEET??

June 7, 2006

door knobs

Does anyone know where to get inexpensive (tasteful)doorknobs? I'm replacing the whole house so I can't afford to spend $60 per door. They are mostly new doors. The few older doors have the original knobs. Time is an issue, so I'd rather not have to adapt antique hardware. Thanks.

basement renovation

i want to do a basement renovation, but am not sure what to do first. hire an architecht? hire a contractor? i have no idea what the first step should be. Any advice from people who have done this is much appreciated. right now the basement is unfinished in every way.

Closing Price

I'm looking into buying a condo so I'm trying to get a sense of what comparable apartments are closing at. Does anyone know how to get this information-- is there a publicly available database?

Thanks!

Mortgage Brokers & Banks

I'm in the process of securing a 30Y mortgage for a new purchase, and have found one mort. broker who is coming in at 3/8 of a percent lower than others--albeit with attached fees of $3400. Obviously if I could figure out which bank he is going through, I could conceivably cut the fees out--and boy would I love to that.

Any idea what bank it might be? (He said it's not JPMorgan or Citi--but I can't figure out who it is (it's not Commerce either): Apple, BoNY, North Fork, ING? If you have any idea, would love to know.

green mansion house in clinton hill

I saw this listing on the Aguayo Huebener website and wondered if anyone has seen this place? It is a green freestanding "mansion" house with porch listed at 2.3 mil, i believe. What part of Clinton Hill is it in? Too close to Fulton? Any comments appreciated.

http://ahrlty.com/86-2.3/86.html

Shaheed Construction

I'm thinking of using Shaheed Construction to build a brick patio for my house in PLG and do some waterproofing in my basement. Neighbors have liked their work. Does anyone have experience with them? Thanks.

Bathroom Renovation Estimate

I'm going to have a small 4 x 6 bathroom renovation done. All my hook ups are there. It's just a really ugly bathroom and it's time for a make over. The whole room will need to be taken down to the studs. I plan to buy all the fixtures and supplies myself. What should I expect to pay ( in labor ) to have the demolition, trash removal, and a new bathroom put back in? Any ideas as to what the going rate would be for a quality job? Thanks

June 6, 2006

building permit?

i am planning to do interior renovation (ie knocking out drop ceiling, demo on one or two interior walls) on a property we recently purchased. there will be a dumpster out front and it will be a good amount of work happening...does anyone know wether we need a building permit, or even a dumpster permit to start this work? thanks.

Standard Tub Removal

We are renovating our bathroom ourselves, but need help getting the old bathtub out. We've been told that the best way to do this is by sledgehammer, which is just a little too much for us. Anyone have recommendations for someone who does odd jobs like this?

You can see a photo of the tub on our blog: http://renovateitnyc.blogspot.com/

Thanks.

56 south oxford

i heard an offer was accepted on this property but i still see it listed on various brokers' websites. has a contract been signed? i know the pricing history of the property was a bit unusual, and the seller somewhat unpredictable. does anyone know anything?

Rental Security Deposits

I wanted to get the forum's opinion on returning security deposits. I've got a tenant moving out after 3 years, & of course, I'll be freshly painting the apartment, as I would have to legally, if they stayed and requested that. But I'm wondering about small things...these tenants hung up ALOT of things, and there are nails and hooks all over the ceilings and walls. Plus a door is off the hinge...would it be reasonable to just consider this wear and tear, or deduct some moderate amount from their security for the needed repairs. Just wondering what popular opinion is, because I don't want to be petty. Thanks!

Reversing a Sale

Long story short....a property owner/seller was duped into an agreement to sell a property that was grossly underpriced by a crooked lawyer and buyer. A contract of sale was made, but before the closing came, the seller went to contract and sold the property to a relative at a price much closer to market value. Since the property has changed hands to a new owner(relative), what recourse does the crooked buyer have? Can the sale be reversed? Does anyone know what the precedent is in New York? This scenario just happened in my family and I wanted to know what repercussions to expect.

south portland - what??

am i smoking crack, or was there really a listing in the nytimes for a brownstone on south portland for 3.495 million? granted, it's five stories, but still configured as a five unit house and they are marketing it as a single family! last time i checked, perfect houses on that block went for 2.2, 2.3 million. am i missing something???
http://realestate.nytimes.com/+comshare/vulisting.asp?Lid=253-NS6060536

how to estimate market value

Please forgive the general nature of this post.

I am just beginning to think about selling my brownstone and before I begin talking to realtors want to have a realistic sense of what it might sell for. Any suggestions? For example is there a publicly accessible database listing recent prices houses have sold for searchable by street or neighborhood? Other thoughts?

Many thanks.

how to estimate market value

Please forgive the general nature of this post.

I am just beginning to think about selling my brownstone and before I begin talking to realtors want to have a realistic sense of what it might sell for. Any suggestions? For example is there a publicly accessible database listing recent prices houses have sold for searchable by street or neighborhood? Other thoughts?

Many thanks.

Casement Window Repair?

I need to have a crossbar restored to my 40-light 1930 steel casement window where a section was once removed for an air conditioner. I have the crossbar, just need someone to install it and to replace the 4 small glass panes in it. Can anyone recommend a company or person who can do this? Park Slope Glass said they can't do it.

Locksmith

Can anyone suggest a good, reliable locksmith in Brooklyn? We need to change our locks after closing.

Thanks!

Alarm System

Does anyone have recommendations on installing an alarm system in a condo? What should we expect to pay?

Thanks.

Quicken Loans??

For the past month I’ve been researching the various rates for a refinance loan. Has anyone obtained the services of Quicken Loans, which was voted as “Best of the Web” by Forbes, Money and PC magazine? They offered me 5.8% rate after paying a 3 ½ points. Any comments on that? Also for those who have obtained an out of state refinance loan… Have you come across any problems at closing?

Thank you

Intercom Specialist

We've been abandoned mid-job by the guy installing our intercom and need someone who knows Nu Tone systems. Any recommendations?

Fixing a stoop

I am in the process of purchasing a 3 family brownstone that requires some repair to the front stoop. The damage doesn't seem critical at this point but there does seem to be the beginnings of cracks and shifting/separation at the base. Does anyone recommend someone for this type of work and what would be potential price ranges?

June 5, 2006

Cathedral Condos

Anyone know of any apartments for sale at 555 Washington? Was in the building years ago for a party and now that I am in the market, would love to move in.

Unfortunately, my party host moved out a couple of years ago, so i am without an inside scoop and have not seen any units listed around. Any ideas?

Stained Parquet

My original parquet floors have water damage from a long time ago. When I sanded them, around the nails were black stains. I know this is a common problem. I tried Oxylic Acid and Borax as a neutralizer but it didn't work. Is there another option? Or should I just replace the area with individual pieces of what looks like red oak?

Good Movers

Can anyone recommend a good moving company? We're moving from Manhattan to Ditmas Park with not too much stuff, but some valuable antiques and a valuable and very fragile 78 record collection. Any recommendations would be welcome.
thanks

Flooding Basement

We had a terrible flood in our basement on Friday night with those tremendous downpours. The water came up to our knees.

There are two main locations where the water is entering:

One is through a bathroom we've framed in the basement. It's located in the center of the building. The water came gushing out like a geyser through the toilet pipe. We've put a secure cap on the pipe so it shouldn't shoot out anymore. Yuck.
The city has replaced all the sewage lines on our street last year.

Q: Is this water coming from clogged storm drains? What is the possibility then, of installing a toilet on this pipe when we should be expecting more frequent rainfalls like this in the future? Some kind of valves on the waste line before the sink and toilet? Is the city responsible for our flooding?

Q: Also, we have a pit in our basement floor in the frontside of the house that connects us to the main water line. Water has been building up there even after the rain has passed. Where is this water coming from? What can we do about it?

Thanks for any insight. Has anyone else experienced such a bad flood in their basement with all that rain?
The upside to all this water is, we put down sod last week and it's taking very well.

opinions wanted-how to separate a rental unit

I am renovating a four-story brownstone in Stuyvesant Heights. I plan to live on the bottom two floors and rent out the top two as a duplex. Originally, I was going to have a wall built to separate the rental duplex from the bottom two floors but I was told that many brownstone owners do not bother with this and the tenant just uses the common hallway to go between the two floors of their apartment. Since we are living in the bottom half we would hve no reason to go up the stairs to this area and would allow them privacy, but I am wondering if this seems odd to anyone or if it is standard. The main reason we would like to avoid building the wall is that it makes it difficult to move in large pieces of furniture and we also might lose some of the beautiful detail of the stairway. I am installing a new kitchen, re-plastering walls, installing new light fixtures, etc. and I am hoping to rent this for top dollar for the neighborhood. Does anyone have any thoughts?

Super Cute Antique Quality Stove Available!

We are expanding our kitchen and no longer need this sweet little stove. I've been using this stove every day and it works just fine and it's really a joy to use. It's a perfect little stove for an apartment size kitchen. I would say it's from the 1930's or 40's. It's in good condition for it's age. However, It has a couple blemishes that could be fixed. The oven door has a small crack that could easily be fixed by a welder and it has a small chip near the broiler button. Other than that it is clean and works just fine. It has all it's original racks and broiler pans. It has a fold down top that can be put down when not in use giving you more counter space. I sure wish new stoves still had this feature! I did pay a few hundred dollars for this stove and kept it in good shape. If anyone is interested please make me an offer. Best offer gets this beauty. It will be available for pick up in a couple weeks. Thanks! Rick bottlecap@mindspring.com

Topsoil delivery?

Any ideas on who to call for top soil? Need 80 cubic feet delivered to garden apt on the UWS, which is about 80 40lb bags. Lowe's can do it for $75 but only curbside.

Has anyone worked with Preserv Building Restoration Management

Has anyone worked with Preserv Building Restoration Management? They were named Best of NY in New York Magazine for 2006.

http://nymag.com/bestofny/services/2006/homerepair/index.html

I saw one of their worksites at Prospect Park SW last week, near the circle or Pavillion Theatre. Looks like they are refacing a brownstone. I went to the website listed on their worksite sign but it was not working?

I'm looking for someone to completely remove my brownstone stoop stairs so they can be re-aligned straight and re-set them + do pointing, etc. Also the cornice on my brownstone is missing so I am looking to replace/restore it. I am looking for quality work so i want the best.

Please email me MASON references and cornice restoration companies to mr_tico@yahoo.com

Range hoods

Hi, I was an original poster on kitchen cabinets style on condo conersion.
Now I have a question about range hoods.
I did a research and I think we need wall mounted type.
We will be able to vent it using light shaft or we can build duct vent all the way to the roof. 3 kitchens will be on that vent.
We want to invest in the best combination of price, power and look.
Do you have any recommendation and/or experience with any particular brand?
I have read users' review on different models but I am looking for maybe brownstone specifics of using range hoods. Good ventilation will be a big priority since each apartment is a big floor- through and kitchen will be more to the middle of the floor.
We are looking at something under 1K per unit.

A/C Season is Here!

I'm shopping for two window air conditioners (both about 6-8,000 btus) for our brownstone. My top requirement is that they run quiet. After that, efficency, reliability etc all help. Have heard good things about the LG low-profile units, also the GE low profiles (the height isn't as great as standard a/cs so there's more window/view left after installation). You can spend hours online trying to research this stuff and this guys at PC Richards are all hard sell and no substance. Any recommendations? Thanks.

2 weeks and $4000 to paint an apt?

Just bought a co-op and got an estimate to paint the the entire thing at 2 weeks and $4000, which sounds a bit much to me but this guy came highly recommended and I was told prices were reasonable. The apt is 900 sq ft, 2 bedrooms. Does this sound like a reasonable price and time to do this?

Thanks for your help

Do I need licensed/insured for interior paint job?

Just bought a co-op in PS and am looking for someone to paint the place. Should I look for someone that is licensed/insured? What are the benefits/risks involved in using someone who isnt? There won't be any construction/remodeling, just painting.
Any advice would be appreciated.
Thanks

Dryer Ventilation

Has anyone used a ventilation system for their dryer that stays within the room? Someone mentioned that it was a possibility. I haven't seen it in use. Thanks.

what's happening at Myrtle & Waverly

Anyone know what's planned for the former Adami hardware location on Myrtle & Waverly? I hear it's condos - anyone know details or when construction's set to begin?

Thanks!

Buckling Floor

I recently rested some heavy wood on my floor for a project for a few days. When i moved it, I noticed that the small parkay squares had buckled in one spot. They are still attached, but there is a "bump" that comes up about 2 inches spanning about 3 of the 4" tiles. I don't have any experience with flooring - is there any way to fix this?

Architect

I am trying to collect names/references for an architect for a complete townhouse renovation in Fort Greene. Unfortunately, I don't have any friends that have done high-end reno's of anything more than apartments and most of my brownstoners are still crushed under their mortgages to do the work they want!

This will be a large, high-end contract so looking for someone who can show demonstrated ability to manage this kind of project.

Stylistically looking for someone to combine old/modern in a practical way - not Frank Ghery and not someone who wants to redesign townhomes as though it was still 1860 -

Any help very much appreciated

Fire Friday night - Brownstone Insurance

I had a fire late Friday nigbht in my building in Williamsburg. We used a board-up service Sat morning. All weekend it was impossible to contact Brownstone Ins. Busy signal, finally found someone at New Hampshire Ins and submitted
a claim. This AM hoping to speak with - met with their Adjustor - we spoke Sat with an independent one - his advice do not use the Ins Co Adjustor - "hire" someone like him to negotiate for us he would get 5% commision.
Can anyone speak to this? Any advice? Experience?
Our first fire in 21 yrs owning buildings.
Good clean up Co. ? - lots of oily nasty soot.
We have a Reno Co. lined up. And window Co.

Continue reading "Fire Friday night - Brownstone Insurance"

June 4, 2006

Testing powder from outer brick wall

I sublet a loft near the Slope that for various reasons isn't well-maintained, in a 100+ yr old factory building. The one wall of the loft that faces the outside is a brick window wall. When I moved in I had it scraped and iron-wire-brushed and then painted with a latex exterior paint. Less than a year later, it is extruding copious amounts of white powdery stuff, so much so that it lifts the paint away from the surface, and oozes in the pores of the paint. I know that the walls all need to be repointed, and that that will not happen any time soon. I also know that I need to have someone come in and reprep and repaint my side of the bricks, even though this until the wall is repointed, this will keep happening.

My REAL question is, what IS this stuff? Is there any kind of a lab somewhere you can send white powdery stuff that comes out from the bricks and mortar of a very old wall so much so that it pushes the paint away, and have them tell you (a) what it is and (b) if it is in some way harmful to health?

thanks.

Where to get moldings?

Newbie here. I am buying a 1901 frame house that had any details removed. Where is a good place to buy inexpensive moldings? I have read on this site that you can get away ones made of "alternate" materials that look just fine when painted. Can you tell me more, or point me in the right direction?

Many thanks.

Sales tax on property?

What's the sales tax on property (specifically, condos) in New York? I know I read that there was a tax on property which applied to condos but not coops since coops weren't real property but can't find it via google.

free cast iron radiator

We have a cast iron radiator available free to whomever wants it. 37"H x 20"W x 9"D. Has some nice scroll work and has been painted once already. This is in Park Slope.

-Michael
212.254.7476

Washer dryer combo installation

I recently bought a house in park slope. I have a closet next to the bathroom and wish to install a washer\dryer in it. If I get an all in one unit 110volts I just have to worry about the hot\cold taps (near bathroom) and drainage. Is there someone that has experience in doing this? Thanks

Old windows wanted

I'm looking for 9 pair of double hung windows from around the turn of the century. Width 30-34" and height each around 40" (total height per pair of around 80"). Anyone replacing their old with new efficient ones please contact me. thanks-- my email: behheb at hotmail.com

June 3, 2006

Leveling a Floor?

Hello-

We are planning to renovate the top (third) floor of our brownstone. We plan to rip out the walls (in bad shape) and some ceilings (except for the tin ones) and update the electrical. Unlike our lower floors, there is little detail to preserve.

The floors are quite slanted having sunk down in the middle over the years. When we bought the house a couple of years ago, we replaced the main beam in the house and it should be solid now (it had been supported by tree trunks!).

We are wondering if we should have the floors removed and leveled while they are doing all of this work on the floor? Is this possible? How much would it cost? Besides being slanted, there is nothing wrong with the floors but they are nothing special either -- they are wood but thin planks nothing decorative.

One more factor is that in a couple of years we may do further renovation on the floor and move walls around-- so we could potentially wait and level the floors then. But, I wonder if we put new floor board moldings and everyhing in now, would we have to rip that out again to replace the floors?

This may be hard to answer given all of the contingencies, but any general guidance on whether leveling of the floor is possible and how much it may cost will be useful to us.

Thanks so much!

Slugs and Snails!

Anybody know why we seem to have so many slugs and snails in Park Slope? I don't seem to see them at my boyfriends in the Bronx. But here after dark, it's a disgusting hoard! Why?

basement codes

hi,
I'm clearing out my basement and have left the beams exposed (no sheetrock) and no insulation on my pipes. An inspector will soon come for an inspection before I begin my renovation. Are there any requirements for unfinished basements regarding sheetrocking the ceiling and wrapping all the pipes?? Thanks.

electrical rewiring

Hi, I have an old brownstone in Bed-Stuy, and we need to rewire the entire thing. Has anyone had a good experience with an electrician lately (and at a reasonable cost-somewhere around 5K a floor or less?). Oh, and also with someone who fixed the walls afterwards? Thanks a lot..

Stoop Sale!!!

HUGE STOOP SALE THIS SUNDAY AT GARFIELD PLACE AND EIGHTH AVENUE!!

Hey guys. I'm a native Park Sloper who just graduated from college last week. This Sunday, I am selling a TON of stuff in what will pretty much undoubtedly be the GREATEST STOOP SALE of the year so far. My friends and sister are going to be coming by with their stuff too, so it is really going to be massive. I know what makes a good and a bad stoop sale, and this one is going to awesome. The ratio of crap to amazing stuff is about 1 to 10, and we are going to take up half a block with:

BOOKS (Cheap!)
CLOTHES FOR GUYS AND GIRLS (T-Shirts, Sneakers, Hats, Buttons, Snap Bracelets)
MISCELLANY (Toys, Videos, Computer Stuff, Sports Equipment, ETC!!!)
MUSIC (CDs and Vinyl)

Everything is going cheap because if it doesn't get sold then it's getting thrown out, so come and buy stuff.

When: SUNDAY - 11:00 AM TO 5:00 PM

Where: 162 8TH AVENUE. CORNER OF GARFIELD PLACE. ACROSS THE STREET FROM THE SYNAGOGUE.

June 2, 2006

Yard Work

I have a complete yard full of rose bushes & various flowers. What a jungle! Since I have toddlers and really want to utilize the entire space…my plans are to discard everything, break up what little concrete there is left, pour new concrete, then tile and install a new fence. Does anyone have any recommendations for such a job?

Rolled Fence?

We've been trying to locate a particular rolled fence for months? PLEASE HELP. It's not willow or bamboo. Some of our neighbors have it but said it is very very old (40 years) and don't remember where they got it. I've googled everything and called some fencing cos. Description follows: rolled fence made of 1 1/2-2 inch stakes of wood wired together. Stakes are dark grayish brown (bear in mind their age) and about an inch thick . Any ideas?

looking for someone to build walls

I am looking for someone to build a couple of interior walls/doorways in my brownstone. I figure they will be sheetrock with a skim-coat of plaster. I already have the plasterer lined up, but I need someone to build them. Any recommendations would be appreciated. Also, what kind of worker am I looking for (carpenter?).

Thanks!

looking for someone to build a few walls

I am looking for someone to construct a few walls/doorways in my brownstone. I am thinking they will be sheetrock with a coat of plaster. I have the plasterer lined up, but I need someone to actually build them. Any recommendations would be appreciated. Also, maybe someone can let me know what type of worker I am looking for (carpenter?).

Thanks!

best place for moving boxes

i recall a few months back someone mentioned wolf paper and twine on 22nd and 6th ave in chelsea? does this still exist there? i called them and they said they are now in farmingdale, LI.

thanks, i need a good place to get moving boxes of all types - wardrobes, clothes, books, etc. thanks.

June 1, 2006

outdoor drain clog

I need to get an outdoor drain snaked out, but Roto-rooter wanted to charge $300 for this. I used to have a guy who charged $75, but he's gone. Anyone know a good cheap person for this?

Kitchen in condo conversion - your opinion

OK, I admit I am lost. We are filing for conversion and we are moving kitchen to make space more efficient. We are filing all the changes and we will have all plumbing and electrical configured and installed. Also, we are planning to invest in really good range hoods since ductwork should be done at this stage. But I am loosing my mind over kitchen style and cabinets. It seems that everybody has his own taste and we can gamble big time investing into expensive cabinets, countertops etc. only to find our that majority of would be buyers hate it.
Now we have perfectly functional kitchen that is almost new and even pretty nice to my taste. But it is a "rental nice", not "expensive_park_slope_condo_owner nice".
So, I have this idea to install this modest kitchen in new location and adjust price, by, say 15K, and since we are going to move and renovate our kitchen as well, offer buyer to combine our efforts in buying appliencies, countertops and cabinets, so buyer could choose what he likes and install at his own expense after closing.

All buyers, sellers, home owners, developers, "developers" (like us) : what do you think about this idea?

Kitchen doors

Selling kitchen doors

Continue reading "Kitchen doors"

Exterior Carpentry

Hey, can anyone recommend an exterior carpenter for repairing the wooden eaves in back of our PS brownstone? Squirrels have eaten a huge hole in it, leaving our crawl space open to the world.

Wood ledge on Clawfoot Tub

My antique tub has an oak ledge all around the edge - this wood has been damaged by water through the years (has some splits, etc.). Any idea where I would turn to have something like this restored?

Copper Sink

Does anyone have experience with copper sinks? We are renovating our bathroom and love the look of the copper sinks - but have no idea about durability, how to check for quality, etc.

Wood ledge on Clawfoot Tub

My antique tub has an oak ledge all around the edge - this wood has been damaged by water through the years (has some splits, etc.). Any idea where I would turn to have something like this restored?

Solutions for glass door to patio

We recently built a deck on our parlor floor and have installed a full-view glass door to the deck from the office. We are now trying to figure out how to make this secure (we live in north crown heights) , and also allow us to open the door when its hot and feel both secure and insect-free. This is what we've considered so far:
1) an iron gate with screen netting attached so we can keep door open and close gate
2) a screen door (not gate) (maybe get an alarm system??)
3) a screen door and full view storm door

Note that we also have large windows in the kitchen (also looking out onto the garden) which do not have iron gates, and are accessible by a fire escape. We can't really put a gate on as the windows are 10 feet high and have 2 small narrow panes, next to the main central window. (well we could but it would be horribly ugly) Thoughts? Thanks!

clawfoot tub with photo

How much is the following clawfoot worth & how can I sell it?

POTD

It is solid though needs reglazing, about 5'9" long.

Thanks!

Using space for office

We own a three family, three floor house and use the top two floors for ourselves. A doctor wants to rent the bottom floor as office space? Is that legal? Is he allowed to put his shingle up in the front yard?

Forum: June 2006

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