September 30, 2006

MEGA GLASS

has anyone used mega glass to create window for them? I'm dying to find some feedback. they price is decent for double glazing windows on my top floor and i desperately need windows.

Also do i really need LOW E/ THERMAL on a top floor?

Thank you

Laying Tile

Hi,

We recently hired a guy to do our tile and came home mortified at the job he did. Long story short, we need to fix it and going back to the original floor is not an option. (We'd have to go down to the joists and that's just not happening.) Does anyone have any tips for laying tile over tile. (We know, we know, not ideal.) Right now just the tile and the mortar are down, without grout.

Thanks.

A talented carpenter?

I'm looking for a talented carpenter to build and paint/stain some custom shelves and brackets. Any advice on someone who not only knows carpentry, but also has some aesthetic sensitivity to making things look appropriate for an old house would be much appreciated.

September 29, 2006

Good Electric Motor Repair Shop

I have a 2/3 HP forced air blower motor for my heating system which needs to be rebuilt. Does anyone know of and/or had experience with a good electric motor repair shop in Bklyn.?

Price Drop on Adelphi St.

Did anyone else notice the huge price drop on the Adelphi Street house (between Lafayette & Greene) in Fort Greene? Originally offered by Brooklyn Properties several weeks ago for 2.25 million, it's already down to $1.9 million. I haven't seen it, but the new price seems more in line with going rates in the nabe. I looked at a similar place (4 story, 22' brick twnhouse upper owner triplex, garden rental) last spring at 348 Carlton (listed by Bklyn Properties and Warren Lewis, now with Aguayo) for $2.25 that still hasn't sold. It would have sold at $1.95 (my offer), or even 2 million. Has anyone seen the Adelphi place?
http://www.brooklynproperties.com/house51.htm

What is this called?

Im sure this is an obvious question to all the brownstoners but I can not remember for the life of me what something is called. Im referring to the entranceway/hallway mirror with bench thingy that sometimes has coat hooks on it.

Almost pictured here: http://brooklynproperties.com/house_images/house63foyer.jpg

Source for Vintage Tile?

I have a huge ditch in my bathroom floor as the result of a plumbing misadventure and want to replace the missing tiles instead of re-tiling the whole bathroom. I'm looking for those old, white (porcelain or ceramic) 6-sided tiles that are less than an inch across. I thought they'd be easy to find, but they seem as rare as angels. Does anyone know who might sell such things? Thanks in advance for any guidance you might be able to provide.
Sheila

Painting Exterior Wood Steps

The top platform on my exterior wood steps leak. Does anyone have a recommendation for someone to repair the platform so it doesn't leak. Also, I need a painter recommendation for scraping and repainting the steps, and replacing rotted spindles on the side railings.

Painting Exterior Wood Steps

Does anyone recommend someone to scrape and paint exterior wooden steps, and replace rotted spindles. Also, there is a problem with the platform leaking, so any suggestions on that? Does anyone know a good carpenter with exterior stair experience?

Window Replacement

I need to replace my parlor level windows. One of them is cracked. Both have condensation between the panes.

I live in a Landmarked neigborhood. Do i need a permit to repair the the cracked windows? If so, how long does it normally take to get permits? Any company recommendations.

Bay Ridge Windows

I wanted to hear some feedback on what people who have used Bay Ridge Windows think of them? Specifically if they did a nice job, installed the windows well, worked in a professional manner, cleaned up after themselves? It seems I have heard generally positive feedback about them but I wanted to double check before moving forward. Thanks so much!

September 28, 2006

Floor drain in cellar

Can someone help me understand whether or not plumbing code in NYC requires a floor drain in the cellar of a 3 story 2 family brownstone. I don't have one and haven't seen one in others, but my brownstone hasn't had any work on it in a long time. If code does not require it, then how does a hot water boiler contain any possible overflow?
thanks

Brooklyn is a possibility?

My fiancee and I are moving from California to New York for work mid-next year. We would like to buy a 2+ bedroom, 1.5+ bath place with good access to downtown and midtown Manhattan when we get there. We are not quite sure where/how to start with the search in NY right now. Any suggestions pls?

Looking for welder

Continue reading "Looking for welder"

iron railing and gate

We recently moved into a brownstone that has a badly damaged iron railing and gate. It also needs the facade resurfaced with new brownstone material.

We're going to have the facade redone next spring, but were thinking of having the iron work done now, since it's in bad shape. I'm wondering if having the iron work done before the resurfacing is a bad idea, since the stairs will have to be resurfaced as well. Will this cause double work on the iron side (do they have to remove parts of the railing, which could damage the repaired iron)? Would it be better to wait and do both together? The iron isn't a safety issue, just unattractive, so it could wait if that's a better idea.

I'd appreciate any advice. Thanks.

Need a plumber

We just did our kitchen demolition, and I am now looking for a plumber to repair the sink hookup and add a dishwasher hookup. Also need a bathroom sink installed. Any suggestions? Email me at: janisthepup@yahoo.com

Floor Refinishing

Our floors - 2 rooms with parquet and the rest of the home is pine - need refinishing. The parquet floors seem quite worn, and I was wondering if anyone knew if there was a point when they can no longer be sanded/refinished. The pine floors could probably be refinished. Prior owner did not refinish, and we do not know when the floors had been done prior to that.

Thanks

What happens to leftover concession money?

one of the underwriting requirements in our commitment letter states that the sellers contribution cannot exceed closing costs or prepaids. now, in our deal with the seller they agreed to a seller's concession. in our contract we have this concession listed as a specific dollar amount.

since it's impossible to know exactly what the final costs will be until the closing itself, what happens if they are less than the amount of concession money? will we get that money back or will it just disappear? the sellers are expecting to get a certain amount and i don't want to give them a 'tip'. has anybody gone through something like this?

replacement shutter slats

Hi,
My shutters are missing a few slats -- does anyone know a good place to buy replacements?
Thanks!

Removing Mantle to Strip

I am using DeGamba to strip various on-site things on our parlor floor. I have been happy with the work and we are now considering stripping the wood mantle. Originally we were just going to leave it painted but when the marble was revealed we now can't stand the gold paint on the mantle even more than before. DeGamba says it will be easy to remove the Mantle and strip it in his shop rather than doing it on-site. I am nervous about having it all taken apart. Will it go back together as before? DeGamba assures me that he does it all the time and it's always replaced beautifully but I am skeptical. However, I would PREFER to take it off site as sanding will follow stripping and I would like to keep on-site sanding in my past. Does anyone have any opinions about on-site vs. off-site sanding of their mantle. Thanks!

SEEKING CONTRACTOR

I have a building on Wythe Ave in the Northside of Williamsburg. I am extending a 3200sq ft brick brownstone into a 7500 sqft semi-luxury six story elevator building. My architect is currently submitting these plans to the DOB for approval.
I am seeking a good, honest contractor. Will send plans.
Thanks

Charles email me at; BridgePicturesltd@yahoo.com

Garden Extension Advice?

We live in 25' garden apartment which has a shoddy extension built on the back which functions as the kitchen and a little throwaway room. We'd like to build an extension onto this exisitng extension but don't know quite how to proceed. This existing extension is 2 stories high so in terms of structure, it can't be knocked down without getting our upstairs neighbor involved (not an option).

Where do I begin? Who do I contact to first tell me what is possible and what I'm allowed to do and to give me a general time/cost estimate? Architect or Contractor or both? Or does one find the other? Chicken or egg? Any names and numbers would be so appreciated!

It doesn't really seem like a simple job b/c there's also a fire escape that ends right where we want to build as well as a clumsy patio. And because the new room would house the kitchen, there will definitely be plumbing and potentially gas issues as well.

Help! I can only deal with one more drafty winter and a sink that I can't fill a pasta pot in! :)

September 27, 2006

Architect Help

We are about to start a huge reno\restoration of a 3-story limestone + basement in Windsor Terrace. Any recommendations on an architect with associated costs, and other helpful hints would be much appreciated.

Thanks in advance!

Advice on painting staircase

We need to re-paint two staircases in our brownstone. Both are painted white and have been repainted badly over the years so the current paint job is uneven where paint below had chipped away.

We are trying to decide whether to repaint the banisters/railing only with a sanding and painting or whether to have them stripped completely and maybe stained. We have young children so are considering installing carpeting but would have the same question regarding the actual stairs.

I would appreciate any thoughts from anyone who has dealt with this issue and any recommendations for painters who have done a good job.

To further complicate matters, one staircase is not in great shape and we are considering having a new one installed. It is a straight staircase and is very simple -- anyone know a ballpark figure for this? I have heard that Soxco is a good resource for this.

Thanks for any thoughts!!

How bad are laminate Countertops?

We are running over budget on our kitchen, and are looking at places to save. Has anyone had good experiences with laminate countertops? We're looking for a black matte finish, nothing that's pretending to be something else. Do any of them look good? Ever?
Help!

Small Space Refrigerators

I need to buy a fridge to fit in a space that is 28" wide. So far I can find the Sub Zero (for 5k+) and the Liebherr (at 24" it would even give me some room). Can anyone recommend the Liebherr or anything else that might work?

Frost-Free Tiles

I plan on putting tiles in my backyard 16 x40 and have been to many local tile stores, yet they have a very small selection of Frost-Free Tiles. Would any know of a place with a wide selection?

Thanks

A baffled broker....

By no means am I helping this broker promote a property, but, wow, was I both shocked and offended at this broker's approach. He's talking to potential buyers as if they had no brains and a million dollars is nothing.

He's "baffled" by the fact that no one has bought the property yet. Hmmmm....here are some things to consider:

1. A million dollars is still a million dollars!
2. The market has changed!! Buyers are not buying "crap" for a million dollars anymore.
3. The property sits on top of the largest one of the largest oil spills in history. Fumes are seeping into the houses and causing cancers.
4. The property is FAR away from the subway.
5. The inside is nothing to brag about.

Here's the link: http://tinyurl.com/ylf5x6

Thanks for letting me vent.

quick turn-around termite inspector

We are in the process of inspecting a house for purchase and need someone to do a terminte inspection this week (preferably tomorrow). Any recommendations?

Thanks!

Backyard tree dispute in Bed Stuy

My neighbor wants to cut down a tree that straddles our property because she fears its future potential to be a problem. I like the tree and love the shade and bucolic fantasy it provides me in the backyard. If the trunk and roots of the tree are on both properties, what right do I have to prevent her from cutting it down? I've already assured her that I will help deal with pruning and keeping the tree in check and eventually removing it if need be. I've also told her to cut down all the branches that extend over her yard and would help her do it from my extension roof. I'm trying to be reasonable and make compromises, but she already told me she wasn't going to cut it down and luckily I caught her trying to do it last night when she told me she "changed her mind." I guess knocking on my door to talk to me about it didn't cross her mind.

What's the legal deal here? Thanks.

hot water heat issues

I have two houses, basically the same size, one with a steam boiler and the other hot water. The heating bill in the house with the hot water is twice that of the steam heated house. I keep the thermostat at the same level. I have two questions --1) any insights into what i could do to reduce bills in the hot water heated house? 2) is there any particular maintenance on the hot water heater? i had a plumber in to do a repair in the winter, and he said i should flush the system or something similar...i can't get hold of him now. Thoughts?

horrible experience with licensed contractor

are there any others out there who've had a nightmarish experience dealing with The Park Slope Craftsman? we got royally burned! would like to know if anyone else has had trouble. our advice:
DON'T EVER, EVER HIRE THEM! they do shoddy work; don't do what you asked for; have a horrible work ethic ( always showed
up late,sometimes not at all); etc. etc. and these people ARE licensed. guess they give those to anyone who asks, ay?!

September 26, 2006

Roof Replacement

I was told that I need to have my entire roof stripped and replaced. The scope of work requires all three layers to be removed, new decking, new hatch, new roof and one domed sky light. I was quoted a price of $15,000 for a roof that is 18x60. This price seems very expensive. Am I being taken for a ride? How much should this job cost? I decided to seek a second opinion and plan to have various contractors inspect and bid on the job. Does anyone out there have any experience with Gus at Gus Home Improvement?

Any information would be deeply appreciated.

Open Shelves in Kitchen

I am planning open shelves in my kitchen instead of upper cabinets. Two questions:
1- is it code/safe to install hard-wired under cabinet lights beneath permanent shelves?
2- any suggestions on places to find cool shelf brackets?

House Cleaner recommendations?

Can anyone recommend a good house cleaner in the Cobble Hill area? I need someone reliable who is ok with cats and dogs.

Mold Removal

I moved into a new construction condominium building one year ago and we are starting to notice some mold in the basement. Naturally, we're working with the builder to have the issue resolved under the builder's implied warranty, but I'm not very optimistic that the builder will address the issue correctly.

Assuming we can get any water issues resolved, can anyone recommend a good mold remediation company? Also, I've heard that mold removal services are "expensive", but I can't find any site that actually quantifies the costs. Any recommendations/information will be much appreciated.

Converted to Brick

I have recently refaced the exterior of my home from vinyl siding to brick, my first question is will an apprasier comp my house to a frame vinyl house or a brick house? currently brick homes in my nabe hold more value than vinyl, also do I have to report this change in appearance to the city?

1 Br Rental - Need your opinion!

Hello Renters and Landlords,

How much would you rent/pay rent for a large 1 bedroom + small office (850 square feet) + exclusive use of an 1800 sq. foot yard and exclusive use of attic storage space? It's in a four-family detached house on a quiet tree-lined street. The apartment is in Windsor Terrace/Kensington, close to the F train and shops.

Any help would be much appreciated!

Recutting my granite for a new sink

I bought a 1BR apt that has an updated kitchen but a painfully small sink. I don't know what the previous owners were thinking, but I can't even wash a saucepan in there. There is definitely room on the counter to have the sink extend back further to the backsplash, as well as the depth required under the sink.

So my question is, the countertops are granite and I'm wondering if it is possible to have someone come in and recut the granite to accomodate the larger sink that I would love to buy. Any advice would be very welcome!

"Zillow.com"

Does anyone know anything about this real estate web site: www.Zillow.com? I want to know if they are accurate with their home estimates because they estimated my home for alot more than what the NYC Dept. of Finance did.

September 25, 2006

Lead! Lead! Lead!

Can anyone recommend a reputable lead testing company? Thanks!

Best digital thermostat for forced air system?

In the latest issue of This Old House, they have a list of inexpensive renovations that are recommended. One is to upgrade to a digital thermostat, and they mention a Honeywell for about $50. My local plumbing supply store sells the Lux brand. I've hear that Honeywell and White-Rogers are good. Don't know much about Lux.
I've heard that there are expensive systems with outdoor sensors. I'm not sure i can afford that right now.
The house is a two family brownstone with a gas forced-air system.

Also, right now I only have heat. it could be that at some point in the future I also install central air. Should I cross that bridge when I come to it and just focus on an inexpensive programmable digital thermostat for now? If so - which one do you folks recommend? If not - what do you advise?
Thanks!

What's fair

I posted awhile ago about some appraisal problems I was having.

THe first 2 apraisals came in low..i was able to negotiate a reduction and some concessions from the buyer
Subsequently, the lender basically threw out the brokers appraisal and knocked off another 100k. At that point the broker pretty much told me to consider myself lucky and move on. My lawyer, who had recommended them, encouraged them to try another bank
I was not getting a "warm and fuzzy" feel from them (no updates, conflicting info), so I tried another broker. I let the broker know before hand
Things moved incredibly smoothly with the 2nd broke..both he and the appraiser knew the neighbourhood, etc. This appraisal even came in higher than the asking price
To top if off..this broker gave me a better interest rate
Eventually the 1st brkr got the loan approved but at the old rate from June and pretty much told me they were doing me a favour keeping it there because their wholesale rate was not that good. He said there was no way the other company could beat them w/o charging points, etc. THis is not the case.
I expressed my appreciation for all their work and acknowledged that the 1st appraisal had helped in my negotiations. That's probably where i went wrong...now they're saying they understand why I am going with the new broker...but since they worked so hard on this would I mind compensating them for time and effort in the amt of 1500?

What do you guys think is fair?. My thoughts are if they get anything at all its the application fee that they waived.

replacing interior skylight window

I need to replace the skylight at the top of the stairwell in my house (the pane of glass that is inside the house, not the glass on the roof itself). Can anyone recommend a company other than Park Slope Glass to do this? (I called them for an estimate; guy said he would call the next day, haven't heard from him nearly 2 weeks later.)

Parlor Floor to 1-BR

I recently purchased the parlor floor of a 4-story brownstone as a one-bedroom condo. The apartment is great and has a lot of the original details (mouldings, fireplaces, etc.), but has one problem - conversion put bedroom in front. I am limited to approx. 900 sq ft overall, but has anyone seen any good layouts to move living room to front, bedroom and kitchen to the rear? Thanks.

cabinet assembly and installation recs

I need to hire someone to assemble and install about 10 Ikea kitchen cabinets in about two weeks. I had planned to use Traemand (if they are available then) but I wanted to ask around for recommendations first. Any advice would be appreciated, as we are first time buyers and renovators and working on a limited budget.

Triplex from Duplex in 4-story Brownstone?

Continue reading "Triplex from Duplex in 4-story Brownstone?"

Seeking 1 br+ apartment

Responsible, sweet couple seeking a 1+ bedroom apartment in Park Slope, Prospect Heights, Carroll Gardens area. We can spend up to $1800/month. We both have steady jobs, good renting history and bake a mean rum cake.

contact danak_05@yahoo.com

Thank you so much.

toilet backflow problem

We have a tankless toilet in our cellar powder room. We seem to have problem of backflow of some dirty water from the toilets at higher floors coming into the bowl of this toilet. Not a lot, but it doesn't smell good and the water becomes discolored. Please offer suggestions on how to remedy this.

Lead paint removal - windowsills

My wife and I moved into a beautiful brownstone in Carroll Gardens a few years ago before we had kids with lots of original details on the parlor floor. The folks who sold us the place had little children of their own and had renovated both floors.

Now we have two sons, the second at 1 years who spends a lot of time around the parlor windows and just tested for a slightly elevated lead level. We were trying to pinpoint the cause and narrowed it down to potentially lead in the paint around the sills, since he spends a great deal more time around there than our first son (who is now 3).

Sure enough we had lead testing done and the statement in return is that the lead around the windows is "off the charts" - whatever that means (still haven't gotten a report back so only had this statement over the phone.

We have beautiful old shutters that we have now sent out to be dipped, but the firm that is dipping will not come out and strip the moldings around the sill. Our contractor also is concerned about doing anything to disturb and create more dust.

Any thoughts here? Can we just repaint and encapsulate? My fear is that the shutters do bang around a bit and if they simply hit the molding sides and dislodge more paint, I fear we will still have issues.

One idea our contractor had was to remove the moldings completely, have them dipped, and reinstalled. The only concern is cost and of course potential damage that may happen in the removal process. Other option he had was so simply replace these old moldings - he claims he could replicate them exactly... though I am always a little skeptical of this.

SHould we just call a lead abatement expert and get their advice?

Thanks so much for any thoughts - totally freaked out over all of this!

September 24, 2006

Humidity resistant basement flooring?

Can someone suggest a good humidity-resistant basement flooring material? I am in the planning stages for a basement renovation in Greenpoint, two blocks from the river. The basement is large and will serve as a family playroom. It has no signs of leakage but is terribly damp. My contractor, whom I trust, suggested in-floor heating and ceramic tile. I fear that wood would warp, but ceramic tiles seem harsh. Has anyone researched the moisture tolerance of plyboo? Can anyone recommend a good showroom (or web link) to check out rubber or foam tile? Finally, should I not rule out ceramic tile and area rugs? I would lover to hear from others who have done the research for similar work. Thanks all!

architect recommendation needed

We are doing a gut renovation of a Federal style townhouse and looking for an architect. want to respect the original features of the house so need someone with experience with brownstones and a "light touch"
thanks!

Ikea is awful

Posting to let others know that Ikea has become unbearable. I was told it was the place to go for a quickly available, stylish and inexpensive kitchen. None of these things are true. And I can't believe how absolutely awful our interminable experience was (at Elizabeth, NJ). Thankfully we had left our child out of this since the toy room was a nightmare also and food unobtainable.
So for those who want the gory details (copied from the email I sent them, doubtful they'll care...here goes:
The kitchen planner software that I used on line for about 4 hours before coming failed in practice as items listed were actually not available. After an hour of waiting in line to receive cursory "planning" assistance, we were told we'd have to again return to the store later (unknown when) and hope to be able to purchase 2 absent cabinet doors we'd selected, or start the whole process over again and hope for the best with another product line!
The waiting time, AFTER having paid was more than 2 hours to pick-up our merchandise, and from how the staff kept lying about how long it would be (oh, it's next, it's right here) it was clear that this is the norm. Food, hah! After waiting in the twisting turning line for 1/2 hour we decided to try the downstairs "cafe," and left that line after a half hour, thinking our pick-up would be ready, it wasn't.
Their catalog looks stylish, on the surface their prices seem good but in practice the items are extremely poorly constructed, there is no customer service and I'm not sure they are cheaper than anywhere else. Never again.

Window Recommendation

Can anyone recommend a window company who installs pella windows onto brownstones, preferably the curved glass ones as well.

References

Any endorsements or criticism for a plumber and electrician we are considering for a renovation project on our brownstone...........Donato And Sons, Inc. Plumbing; and Supercharge Electric

Thanks Chris

Dust Control

Any suggestions on how to keep the dust from our renovations downstairs out of our living space upstairs? Is there a good plastic screen that can seal a doorway or opening? A recomended air filter? Would a humidifier help?

Ventilation Hood Installation

I am in a pretty pickle. I need external ventilation for my range hood and Home Depot Expo wants to charge me $1,200 just to drill a hole into an unused chimmney flue.

Does anyone have a suggestion for someone who can install a G.E. Monogram Vent Hood over a Viking 4 burner hood for a reasonable price.

Landlording 101: how do you get a tenant?

I'm about to advertise the rental apartment in our newly purchased 2 family.
I've joined NTN.
I've got NOLO's forms.
Can someone walk me through the process of what to do after a prospective tenant says they're interested in the apartment?
I imagine I have them fill out an application.
I get their written consent to run a background/credit check.
Their credit/employment/rental history looks good.
Assuming they seem nice, then what?
Do I get a deposit from them?
Do I sign a lease right there?
Anther wrinkle:
Let's say another tenant is being shown the apartment by my wife while I'm speaking to nice prospective tenant #1, and they also seem solid.
So now we have two solid possible tenants-in-waiting -(if only!)
Now what?

Thanks for any advice - I'm a complete neophyte at this!

September 23, 2006

Need New Water Heater

I need to replace my now leaking gas water heater. Currently is 50 gallons for two unit home. Do I just go to Home Depot, buy one, and call a plumber to install? Any recommendations? Thanks!

Furniture arrangement...

For those with parlor floor living rooms with a pier mirror and pocket doors to hallway...how do you arrange your furniture? Im specifically interested in where you place seating vs. television for best look without sacrifcing the ability to watch tv from the couch.

Descriptions or pics would be very appreciated.

HVAC: What type of system?

I'm installing a HVAC system in my townhouse. The building is 20x65 on four floors and is approximately 5,000 square feet. It's a single family dwelling. I've received various quotes from contractors - all roughly in line, e.g., 33-37k. I'm looking at 3 Zone, 10 Ton, R410A/SEER 13 heating and cooling systems. I was told to stay away from R22/SEER 10 systems. Due to global warming, recent federal legislation phases out R22 refrigerants by 2010. Furthermore, in 2006 the gov't adopted a minimum standard of 13 SEER for all central air systems. I was told to avoid HVAC contractors looking to clear their inventory of soon to be antiquated SEER 10/R22 systems. From what I understand, these systems will have to be retrofitted after 2010 and replacement parts and repairs may prove difficult to obtain. I'm pretty much sure of the specs that I want (R410A/SEER 13) but I'm confused on the type of unit. I'm deciding between a traditional "split" system and a "packaged" product system. Which system is better and for what reasons? What are some of the advantages and disadvantages to both?

Attractive Partition to Separate Duplex from Top floor

We have a two family brownstone in Stuyvesant Hts. The top floor is a rental. We have the parlor floor/garden floor duplex.
For both privacy and security reasons, we are thinking of building a partition to separate our space from the tenants'
(among other things, our bath is across the hall from our other rooms, so we have to peek out of the bedroom if we've just taken a bath. It feels like a dorm or the YMCA!

The house has lovely details, and whatever we put in shoudn't just be functional (i.e. throwing up a plain sheetrock wall), but rather look like it goes with the house somehow. Also - we would like it to be ultimately remvable, in case we decide to inhabit the whole house someday. Any idea who I'd speak to about designing/building such a thing? Surely this has been done before? Thanks!

Need to leave Brooklyn temporarily for work. What's the best way to deal with renting out my house?

I'm considering accepting a 1 year job on the west coast. I don't want to sell my house in PLG, so I'm thinking of holding on to it and renting it out for the year. It's a two family limestone. I currently live on the 1st floor, and rent out the upstairs apartment. If I'm going to rent out both apartments, I'll obviously need someone to take care of things while I'm away... keeping common areas clean, taking out trash/recycling, and handling any problems, repairs, etc. Does it make sense to hire a property management company for such a small building? Any idea roughly how much that would cost? Or does it make more sense to try to find a tenant who would act as building manager in exchange for discounted rent? If anyone has experience dealing with this type of situation, I would really appreciate any suggestions you might have. Thanks!

Need to leave Brooklyn temporarily for work. What's the best way to deal with renting out my house?

I'm considering accepting a 1 year job on the west coast. I don't want to sell my house, so I'm trying to find a way to hold on to it and rent it out for the year. It's a 2 family limestone in PLG. I currently live on the first floor and rent out the upstairs apartment. If I rented out both apartments, I would obviously need someone to take care of things while I'm away... keeping common areas clean, taking out trash/recycling, handling any problems, repairs etc. Has anyone done this? Does it make sense to hire a management company for such a small property? Any idea roughly how much that would cost? Or would it be better to find a tenant who could act as the building manager in exchange for discounted rent? If anyone has any experience with this type of situation, I would really appreciate any suggestions. Thanks!

windows onto garden

I'm thinking of knocking out the window on my first floor back wall and putting in either a sliding door, or anything that is big and glass, like a greehouse effect, so we can sit in kitchen and feel like we are out in the garden. Any suggestions? And, most importantly, ideas of cost...is is really expensive, like how much? My brownstone is 17 feet wide.
Thanks.

ESCO power

Does anyone have any experience with switching from Con Ed direct energy to an ESCO company, and if so, which one? Any advice is appreciated. Thanks.

Looking for brick mason for facade repair

Hello, As a result of having an old iron "bilco" door removed, quite a few of the bricks on the lower facade of my townhouse were damaged and have to be repaired or replaced. I would be grateful if anyone could recommend a good brick mason for this type of job. I seem to remember awhile back some posters recommending a brick mason named "Alam" but I cannot locate the posting. Thank You!

September 22, 2006

replacing boiler

I posted a few days ago about a leaking boiler. It now turns out that I definitely have to replace the boiler. Has anyone ever done this? Can they recommend a company? I am very confused -- how does one know what kind of boiler to get, for instance. We have a 96-year-old house, so I am concerned about the new boiler being compatible with my ancient radiators. Help!

Home Depot Complaints

Has anyone every complained to Home Depot and got results? If so, where do you send the complaints? We are having a terrible time with a special delivery and the customer service is awful. (We've tried dealing with the store.) We'll be taking our business to the non-corporate entities in the future, but for now we need our sheets of tile. With the service we've received so far, simply finding an employee competent enough to handle a refund is most likely out of the question.

Drilling Porcelain?

We are replacing the faucets on our 100 year+ pedestal sink made of porcelain. Having already purchased the new faucet assembly, our plumber now tells us it is a tad too large for the sink's original holes. He's willing to try his hand at enlarging the holes by using an ordinary drill bit . . . although this is not his regular line of work! Can this enlargement be done safely on porcelain with an ordinary drill bit or is a special bit needed? If yes to the latter, which type? Or is there yet some other and preferred way to do this? And, is this truly a DIY task for novices or a project best left to an experienced handyman or tradesperson? Thanks for your help.

Structured wiring system -- need a contractor

This is a repost: We are renovating and I am looking to wire my 3 story brownstone for network/video/audio now that I have the walls open. Can you recommend a reasonable contractor to design and oversee installation of such a system, and give me an idea of the costs involved? Please leave contact information so I can get ahold of you. Thanks.

Dishwasher odor

Our dishwasher gives off a foul odor when the door is open and I can't figure out the problem. The inlet valve is more than 10" off the floor (as per installation instructions) and we rinse our dishes before loading them into the dishwasher. I also have checked the traps, and no old food or gunk is caught in them. Any suggestions?

Thanks.

September 21, 2006

Wood Help

I am purchasing a brownstone that has beautiful old doors (both pocket and regular), with great original hardware (unfortunately, all covered with very old paint). Same with stair railings. Can anyone share any contractor\carpenter recommendations to strip and stain the doors\railings? Any idea on the costs? Thanks for your help.

cost of renovation?

We are looking to buy a house that would require us to:
1) knock out three walls (one room) that are sheetrock and were put up 5 years ago
2) create a staircase between two floors - something nice, not spectacular

Any idea how much that would be? Are we talking $25,000? $100,000? Also, any idea how long that would take?

As you can see we are fairly new to this and appreciate the advice!

Thoughts on Prospect Heights

I am specifically interested on thoughts about St. Marks Avenue between Carlton and Vanderbilt. It is a nice, broad, treelined street with mostly well maintained brownstones and brick federals. It appears to have great access to multiple lines, the LIRR and park.

Is this a desirable street/area or is it becoming one?
Will the Ratner project affect it and how much?
Will it be positive or negative for this area?
Where is the market for converted condos - higher end or modest?

Any meaningful input will be greatly appreciated.
Thanks,
Bill

Park Place between Vandy and Carlton (i.e Flatbush)

Anyone know anything about this block. Looking to move to there and want some feedback.

Teeny Kitchen Renovation

Can Anyone recommend a good company for renovating a galley kitchen inexpensively in my condo in PH. Kitchen done in 1980's looking for some modern upgrades with a small price tag.

Landmarks Escrow

Has anyone ever had to set up an escrow account with Landmarks before they would allow work to be done on the interior of a brownstone. The previous owner of my brownstone had racked up three Landmark violations on the house (door, window, etc). I intend to correct the worng but I also have significant work to do on the interior. Landmarks is blocking DOB from issuing permits until I agree to escrow amounts to cover the exterior work that needs to be done. I just want to know if this is standard and, if so, how much or little do they usually expect to hold?

Hot water radiators

I am replacing my steam heating system with hot water. I have purchased a new boiler and my plumber is installing new hot water pipes (3/4” copper) to all radiators. I am keeping and converting my steam radiators by a "bushing" that converts the bottom entry and exit feed to ¾” with a bleeder in the middle. I have had the old steam bushing taken out (by sawing and chisel) to expose the threads and screw in the new ones. All my radiators are connected at the top and bottom.

Three questions and I appreciate the advice:

1. How to clean out the rust sludge? I figure that the more gunk I get out, the less in my new system. My plan was to carry them to the backyard, put each in a large tub, prop the radiator at an angle and spray water in from a hose

2. How best to clean the old radiators of paint (potentially lead based because they are old)? My plan was to construct some kind of cloth tent next to my spray area and rent a sand blaster. I’ve heard some people speak of sandpaper but I am unsure how I would get all of the paint off in the crevices. Then I can spray-paint them with heating paint.

3. How to check whether they will hold the increased pressure of a hot water system before they leak on my new floors? Here I don’t have a plan but hopefully someone will. Optimism has not served me especially well in my renovation.

Thanks

plumbing advice

I am renovating my 3 story plus cellar brownstone and need to replace all the cold and hot water pipes and am trying to understand the plumbers’ bids.

I got one bid that showed how the hot and cold water will be run from the hot water heaters and the water main, respectively. While the hot water tanks serve their respective floors (owner’s duplex and tenant’s top floor), the plumber suggests that a ¾” copper pipe for cold water, with ½” connections, will serve the entire house- two kitchens and three bathrooms (all with shower/baths). Is this reasonable and ok for water pressure?

Decor Design -- any feedback?

Anyone have any experience with Decor Design, a kitchen cabinet place at 148 39th Street, Brooklyn. Their line is very modern (which is what we want). Their web site is

www.decornewyork.com

Keyspan Vs. ConEd

This is probably a really stupid question but it's proving surprisingly difficult to answer. I am buying an apartment near Park Slope and need to set up gas and electric service, which I haven't had to deal with for the past few years as utilities were included at my current rental. Can you get both gas and electric from ConEd? Or do you have to get gas from keyspan and elec from ConEd? I've read that they are part of the same company anyway. I've also heard I might have 2 separate gas bills-- one for cooking gas and one for the apartment's self-contained heating unit? And then there are these ESCOs... I'm so confused. If ConEd offers both gas and elec, I'm tempted to just do it all in one account with them and forget all the shopping around-- any opinions on whether this is a big mistake? Thanks.

SMC Stone - Greenpoint

Hi. Does anyone have experience with this store? How
is the selection, prices, fabrication, service? I am thinking of going
out there to look at countertops and stone flooring. Many thanks.

Tamar - wood man?

I was referred a person by the name of Tamar to try to save my front doors (see posting "A Huge Mess" a bit down) but couldn't get a number. Does anyone have it? I think he is known in brownstone Brooklyn. Thanks!

Storm Windows

Ever since we moved into our apartment in Brooklyn Heights we have been having this terrible draft because of the windows not being isolated. Since it is a coop and historically zoned, we were told that it would be very costly to have brand new windows installed. We did however got approved for Storm Windows. Can anyone recommend a company that would be able to get me a quote and install them. What do they usually run? We have 3 windows about 7 feet high and 3 feet wide. We are also considering just putting an additional layer of windows on a track on the inside to eliminate the draft.

Any recommendation would be greatly appreciated.

Thank you.

South Oxford Insanity!

I just saw 53 S. Oxford on Craig's List for 2.6 million. Why would sellers (flippers) who have listed the property with a broker for $2.5 and had no takers (insanely overpriced, as discussed on brownstoner previously) actually RAISE the price?
These people are nuts as well as scumbags.

http://newyork.craigslist.org/mnh/rfs/209531724.html

Recessed soap holder for shower?

Anyone know where I could get a recessed soap holder that looks like this vintage piece? I'm installing new shower tile... Alternately, I'd like to find a recessed fixture with simple, modern square/cube-like shape with clean lines and no ornamentation. Any ideas?

Cleaning Gutters

When's the best time of year to have your gutters cleaned? Any recommendations for who can do it? Ours are completely clogged, so we need someone to snake out all of the gunk.

Thanks!

Fall Homeowner Checklist

Hi,
New homeowner here. I've read books, spoken to folks, but I want to make sure that I haven't missed anything important. I know I'm supposed to drain the hose bibb, insulate, get the chimney cleaned, etc.

What other steps do you take to prepare for the winter?

But I LOVE those marble tiles!!

Fed up with my own indecision, I marched to the stone tile place today fully prepared to buy some marble tiling for my front hallway.
I have been warned against this by my contractor ("tenants will fall, they'll sue you...".) , friends - ("what are you kidding, it;'ll be a mess"), and today the store person -- "you can seal it against stains but it will scratch. and we want to tell our customers the truth."

I found these marble tiles which are white with a faint mocha color swirl which are beautiful. Every time I went to pay for the order, the salesperson took out a knife (no not on me) and had to scratch the tile anew to prove what a poor consumer choice buying these gorgeous things was.

I really want a light colored floor (its a very small area so I don't mind the clieaning), and something beautiful. I don't want my long suffering tenants to get hurt (I can put a mat out when it rains - applies to any porcelain too). I really want to buy the marble because of how beautiful it is, but wonder if in 3 years they will look like hell. If and when it does get scratched, can it be repaired.

Slate is out since I want a light color and I really want an elegant as possible entranceway. This consumer angst is embarrassing. I wonder if I can ask you helpful brownstoners your opinion.

Please advise me.

September 20, 2006

kitchen counter overhang for barstools

We are in the early stages of planning a main kitchen for our parlor floor. We intend to put a peninsula out from one wall with an overhang & bar stools along one side. My question is - how much overhang is normal/good? If we have standard 24" deep cabinets accessed from one side, is a 12" overhang the right amount going out from the back where the stools are? Is more necessary or is this sufficient? We don't have a lot of flexibility but i don't want to end up with something stupid.

Also, is the standard bench height (using IKEA base cabinets approx 30") ok? I don't want to have to resort to a split level top...

Thanks!

Insulation Removal - "Abatement" - Advice?

We are in the process of a complete gut renovation and are removing the ceilings on our top floor. The question is...how do we remove the existing blown in insulation? Is there a company in this area that does abatement? Can we do it? Is there a magic machine that does this?? Dreaming…I know… Ideas would be most appreciated.

Honed Granite or Pietra Cardoza

I am narrowing down my choice for countertop to either honed granite or pietr cardoza. Any suggestions or info to guide me? I am also looking for a dealer which sells pietra cardoza. Does pietra cardoza come in various hues of grey? I appreciate your help and information, as always.

Furniture stripper for lead paint?

I know we have discussed environmental companies that remove lead paint ad nauseum, but does anyone know of a furniture stripper company that would pick up and strip a vintage metal cabinet that has lead paint? A friend started to remove it herself and freaked out when she learned it had lead. Bklyn or Manhattan OK. Thanks.

Brownstone items for sale!

I’m trying to make room in my basement. Perhaps some of you brownstoners may be looking for some of these original items.

I have an original pair of front doors available. They are in really good condition. Very little wear and no weather damage at all! They were stored in a basement for many years. They are large and heavy. Once refinished they will be very beautiful. They have thick beveled glass. Each door measures 8’x2’, 2” thick! . $950 or best offer.

I have an original marble top with it’s original china sink bowl. It’s in great condition, just needs a cleaning. 21”x25” $250. or best offer.

A nice piece of original fretwork in great condition. I refinished this piece and it’s ready to hang. 1’x6’. $350 or best offer.

for more information I can be reached at

bottlecap@mindspring.com

Thanks,

Rick

Bluestone

Where is a reliable cheap supplier for blustone in nyc? I'd like to put in a bluestone patio in the back yard and replace the mix of concrete and bluestone in the front yard so it's entirely bluestone. i need about 500 sq/ft.

Concrete kitchen counters

We are renovating our kitchen and thinking about installing concrete counters. Does anyone have any experience with them? We're thinking of using a company called Fireslate. They seal them, but I am still a bit scared that the counters will not be durable enough.
Thanks.

Real Estate Tax Assessments

Has anyone had any experience in changing the c of o and having RE taxes reassessed at a much higher rate? Right now, our taxes are very low on our brownstone which was legally used as a 4-family, but with no official c of o (but 4-family use pre-dated use of c of o's). When we originally renovated it, we combined some apartments, legally filed all work, but didn't officially file for a change of c of o (or an "official" one, that is, since there was no previous one) . We were informed by architect and contractor that it was not necessary to change c of o if house changed to smaller number of units, just if it changed to a larger number. They told us that the rule was in place because big co-op buildings are constantly combining units and don't keep filing to change c of o's each time. And, if we ever wanted to go back to a 4-family in the future, it was better not to change c of o now. Years later I heard that if you do a renovation that changes the c of o, even to a lesser number of units, your taxes are re-assessed and increase tremendously. (Even though your tax RATE is lower, the amount your home is valued at increases greatly.) Anyone had any experience? I'm also checking with a lawyer, but wondering what people's experience has been?

Pocket Doors

Sadly, my house is missing its pocket doors. I am looking for pocket doors that I can use and install. Both doors need to fit a total space of: 70 1/2" W x 95" H, 2 3/4" thickness. Anybody have any? Someone mentioned a Salvage place in Brooklyn that has "everything". Any name or address would be appreciated...

September 19, 2006

Short Countertop quiz

Hi Brownstoners --

Can anyone identify the material used for countertops in this kitchen?
(High priced condo featured in today's brownstoner.....)

Thank you!!!

http://www.riggnyc.com/100/index.asp?page=7

Another dryer problem

I bought a 27 inch wide dryer which will not fit through the door to the cellar. There is absolutely no way due to the caddy corner position of the door (we speculate that the washer was put down there before doors). One way to get it down there is to completely dismantle the doors and molding -- a huge horrible job. The other is to lower it through the hatch doors from the street. The hopening in the basement is wide enough but the hatch doors are not wide enough. I think it would be easier to remove the hatch doors.

Has anyone ever had this problem? Would the steel doors be easy to remove and reattach? Who would do such a job (an iron worker?). There are no stairs only a ladder so I would need ropes I guess.

Does anyone have any advice? I need this dryer. Thanks!!

Dryer vent?

In our recently purchased Bed-Stuy brownstone,we have a 6 year old Sears Kenmore electric dryer with the white vnyl venting material in our basement. At present it is NOT venting to the outside, but rather into a plastic recepticle the size of a shoe box in the basement. I have heard that the white vinyl vent material is not UL approved, and a fire hazard.
I would like to either replace the vinyl vent with aluminum, and alsopossibly figure out a not too expensive way to vent the dryer to the outside.
What kind of tradesman would I speak to about the venting?
Also - what's the best place to purchase the aluminum vent material - if I decide to keep venting indoors for now?
Thanks!

Home Inspector Reco's?

Looking for a very good home inspector/engineer for a old home we are about to purchase. The house is in bad shape but we want someone very knowledgeable who will be able to spot structural damage among the many cosmetic problems.

Anyone have a recommendation? If so, how much did it cost?

Thanks!

leak into my 3rd floor apartment

http://pcoll34420A0l.comHi
After purchasing a 4 family BS and rectified most of my problems
I now have a leak in a corner ceiling over the kitchen cabinet coming from my 4th floor apartemnt into my 3rd floor apartment. A portion of the ceiling as now fallen out and we can't seem to see where the leak is? the area exposed is by the 4th floor kitchen! the leak is not constant we're not sure if its the pipes or maybe some where they idn't grout probably any suggestions and is there someone the forum could reccomend to fix this problem? we want to sheet rock and plaster back the area but we need to fix the underying problem. Any feed back would be deeply appreciated.

Help

I am new to the home improvement industry and I am looking for a definition for the difference between boilers and furnaces. How do I accurately describe what I have? What terms would let the contractor know what system I have before he comes out to give a bid?

leaking boiler

A plumber just discovered my boiler is leaking. He said I need to replace it (to the tune of at least $6,500), that no one can repair leaks in a residential boiler. Is this true?? Can someone recommend a good boiler repair person to give me a second opinion?

diagnosing a problem

Here is the situation I need advice with. In the garden level apartment (it is slightly above ground), I discovered water damage in the corner. One part of that corner is the external wall, and the other part is the wall we share with the neighbors next door. The outside wall is brick. I am not sure whether the water is coming from the roof (in which case, I probably need a new roof), or from the wall (in which case I probably need to repoint the wall (I think)). Interestingly, there is no water damage in two levels upstairs. Does anyone have any idea how to diagnose this problem?

Thank you.

Looking for HVAC company

We are looking for an HVAC company to install a system in a 100-year-old Park Slope brownstone. Does anyone have any recommendations?

Thanks!
JJ

cost to convert a three family house

Ok... Here goes.... I am considering buying a brownstone in Brooklyn that is currently configured as a three family. Specifically, the owner duplex is the ground floor and parlor floor; the 2nd and third floors are each floor through apartments. Currently, I would only need the duplex. However, I envision the following. In two years, I will take over the second floor and convert that into bedrooms. As soon as that is done, I would like to convert the ground floor into a tenant apartment (that would require the addition of a kitchen to that floor). finally, a few years after that, I would like to take over the 3rd floor and make that into bedroom as well. So, at the end of the day, it would be an owner's triplex with a ground floor rental. The current parlor floor is in very good condition with a new kitchen (and needs no work).

How much would it cost to convert each floor through into bedroom? How much would it cost to add a kitchen to the ground floor? Total cost of renovation? Would it cost more to do this piecemeal rather than in one fell swoop? It makes sense to do it a piece at a time since we do not currently need all the room.

thanks in advance!

Using Tin as Backsplash

Has anyone used Tin (as in Tin ceiling) for kitchen backsplash? Curious about any pros and cons.

Re-framing stained glass window

Where can i bring a stained glass window to be re-framed? I bought it from a salvage place and the wood frame needs replacement. Plan is to hang in front of current bathroom window.

Pocket Doors Restore

There is an archway in our brownstone apt that used to have pocket doors. Does anybody know of a contractor or company that reinstalls pocket doors where they once where?
Thanks for your help.

September 18, 2006

How to access forum archives

When I try to access some of the old forum entries I am getting the message "page could not be found." Does anyone know why some of the archives are not working and to whose attention I should bring this glitch. I'm just trying not to waist people's time answering questions that have already been answered. I tried sending emails to Brownstoner but I don't get a response.

locksmiths

hi everyone.

Now that we're (almost) done with our renovation(!!!), we need a locksmith. Any references? And what are people generally using--Segal bolt lock with medeco cylinders?

please advise
thanks!

prefinished or site finished

I'm having trouble deciding between prefinished & site finished wood floor for my kitchen. One contractor says he will never install prefinished again, the other strongly prefers it. I've only seen one prefinished floor installed and it looked pretty weird -- shiny & fake. Do they all look that way?

Huge Mess

I have a 3 family brownstone and am finishing up a renovation. I am now to the front doors and here is Brownstone problem #923. I am on my last nerve. These doors are double doors and were painted a matte black and had lovely glass plexiglass inserts, which I was going to replace with beveled glass. I was planning on doing some repair to the doors (strip the paint, sand, wood filler, etc and repaint).

I arrived home from work on Friday to see what my contractor had someone do. One of the doors was slathered in nasty pinkish brown wood putty, applied like plaster in glumps with apparantly the intention of sanding it down and painting. He told me that the doors were a wood patchwork, apparantly 100 years of repairs and attempted repairs. Apparantly someone took a heat gun and burned them and the bottoms have wood rot. Well, wood putty is obviously not the solution to wood rot and burned doors. In fact the unpainted wood putty is already flaking off this Monday am.

I guess that this might be a common situation -- Paint holding together an antique patchwork of wood. My building has become an eyesore in one day. I asked the contractor to scrape off the wood putty, sand the doors as best as possible and make them as presentable for now by painting the door for now that was stripped until I can figure out how to really repair them. One is also badly warped, apparantly that one has a grafted plank of wood (a repair?) that has contributed to that.

The worker also dripped stripper and black paint over the plexiglass door "window", which of course doesn't come off (any way I know), so I am stuck with this crap until I decide what to do with this set of doors.

I may have to spring for a new door. It is a simple design with a large panel of "glass" in each double door.

Does anyone has any experience with this kind of door mess?

Does it sound salvagable or do I go to a mill shop and bit the bullet for a new door or are there first aid methods?

That is the first question. The second question is for experienced brownstoners. Is there light at the end of the renovation tunnel? Is it a train? Aside from the fact that I have been building a good head of steam with my contractor about different problems, I think I am just tired of this. This is a shameless bid for encouragement. Thank you.

A Brownstone's Age?

Is there an easy way to track down the year a house was built?

Wood floors - opinions...

We have to replace the wood floors throughout. I went to Premium Floors and liked the 4 or 5 inch red oak floors, which we'll probably stain a darker color (not too dark). Any opinions on this? Should we go herringbone or lay in strips?

Early Occupancy?

I'm gutting a 3 family house which didn't come with a C of O (it predates needing one...). We aren't changing the usage of the house, but will get a C of O at the end just so that I have it when I sell. I'm trying to phase the work on the house so that I can rent the 2 floorthough apts. first to start getting some much needed cash flow going, but I don't know if I'll be legally able to, since the work on my duplex will continue and we won't have the C of O yet. I thought this was an ALT-2 filing at first, but my architect tells me he did ALT-1, if that impacts the info. Any help is always appreciated.

NYS/NJ Licensing of a Contractor

I have finally identified a qualified, affordable contractor for a gut reno I'm doing; he was referred by friends of the family. However, at the 11th hour, I just learned that he's not licensed in NYS, but in NJ. However, all his subs (plumbing/electric/etc.) are licensed in NYS. His take is that it isn't a problem for me; he's actually exposed financially should any financial disagreements happen. (I'd never stick anyone!) Is this true? Any insights/cautions that anyone can provide? I love this forum...thank you!

What's my responsibility?

We own a 4 story brownstone that abuts a 1-story garage. We live in the bottom 2 floors and plan to rent the top 2 floors as separate apartments. We recently learned that it would be possible for someone eg. a burglar to climb our stoop, jump onto the roof of the garage and gain access to the 3rd floor through the 3rd floor window. Do we have responsibility to warn the tenant to keep the window locked? Should we install bars on that window? Is all this solved by requiring the tenant to obtain his/her own renter's insurance? Thanks for insight.

September 17, 2006

Asbestos Removal

Can anyone recommend a company to remove asbestos in our brownstone basement? There is a small amount around the furnace and several pipes.
Thanks

Real estate taxes

We looked at that new building at Tiffany Place recently, and were a little surprised that the monthly real estate taxes were going to be something over $2000 per month. I was told there was going to be an abatement for at least ten years, but that still seemed like a lot and something that could seriously affect the value of the property. Anybody have any idea why the taxes would be so high? Also, I was told taxes in that range were typical for a lot of newer buildings, is that true?

Prewar Building Bathroom

I just bought an apartment in a prewar building in Propsect Heights at 175 Eastern Parkway. I'm want to rennovate the bathroom in its original prewar designs. Where can I see pictures of prewar bathrooms? I need to replace everything...floor and wall tiles, toilet, tub, sink, hardware, scones, etc.

Thanks.
PT

Sidewalk tree fence

Best to attach the fencing to a premolded concrete base so the fencing doesn't move easily when bumped by car doors. This costs more, but is worth it in the long run. Tree roots should be cut back by a qualified tree person. Tree roots can push up almost any tree guard--and adjacent sidewalks--over the years.

Building a roof deck in a condo building

Hi, I am in the process of buying a condo with roof rights. The building is a brownstone conversion with a slope to the roof. Does anyone have any information about what we might encounter in building a roof deck? During the inspection the engineer said that it looked like it would be fine to build a deck but our lawyer told us we should get an architect to create a plan and give us an estimate. The area for the deck will be about 350 square feet. Has anyone dealt with a similar situation? Anyone know a good architect? Thanks.

Where to begin: Kitchen Reno

I want to renovate my kitchen and dining room in my 100 year old co-op. Do I start by finding an architect or a designer? Do I need both? How many architects/designers do I interview? Do I pay for the consultation, and what is a reasonable fee? I am interested in a turn-of-the-century design (mosaic tile, stained glass . . .) with contemporary appliances. Does anyone have good recommendations on arch/designers. Thanks you very much.

September 16, 2006

Marvin windows issue

Here's a question for all of you who have gone ahead and purchased the Marvin Ultimate double hung wood windows. We are worried about the vinyl jambs on these windows. Are they noticable? Also, we are tempted to spend the big bucks to get ours made in mahogany. Any opinions about whether it's worth it?

September 15, 2006

Maintenance of unglazed hex tile

Renovating a bathroom and planning to use unglazed / matte white hex tile. Can anyone give me feedback as to maintenance / upkeep? I'm concerned with the white turning dingy and dirty looking.

Licensed electrician recommendations

I need to find a licensed electrician who wil work on a small job in my apartment this weekend and not charge too much. I've only heard who to stay away from and am looking for a good electrician. Thanks.

Tenants' electrical renovations?

I have a recently purchased two family brownstone in Stuyvesant Heights.
The previous owner upgraded the electrical service to 220, but did not rewire the house - just routed bx cable in the basement from the old fuse box to two different circuit breaker boxes - woth two meters, one for the owner's duplex and one for the tenant's top floor apt.
Or so I thought. In fact, the circuit breakers fo rthe tenant's service have no correlation to their electricity, outlets etc.
So - I'm about to rent this apartment for the first time, and have the choie to either include electricity - at a higher rent, or, to rewire the tenant's apartment, and put a circuit breake rbox in their apartment and upgrade everything very well - for about $4000.
What would you all recommend???

An Amazing Contractor

I own a building on Classon Ave. and am having some major work done. it's nearly completed. I had my entire basement fixed. (excavation, underpinning, foundation work,new slab, joists rehung, the whole deal.) I'm so overjoyed with the work I wanted to share the General Contractor’s contacts with anyone who may need a major job done. I'm am especially pleased since the work that is being done is the result of some serious bad work in the past. email me if you want his contact information and a recommendation. He seriously saved my building and did it with such incredible professionalism i'll be grateful forever....

Jake - jottmann@emimusicpub.com

A & A Chimney Advertisement Phone # Out of Service?

After reading the raves on Brownstoner about A & A Chimney, I just tried to call them. The number given is OUT OF SERVICE. So, I checked for another number in the superpages and I found this: (718) 953-2836. A man named Andre picked up.

If this is not the same A & A that has been positively reviewed, please let me know.

Lawyer Recommendation - Philip Lavender

Yesterday we closed on our first home. As first time house-buyers, our lawyer, Philip Lavender, spent a tremendous amount of time answering questions and walking us through the process during the months leading up to closing. To say that we bothered him constantly would be an understatement. He guided us to make the best choices by advising us not to nitpick over easily-remedied problems that seem so big to first-timers. He was also effective at helping us negotiate a new price when our appraisal came in low. During the walk-through we were unable to check the gas in one of the apartments since the owner never turned it on. Fortunately, Phil had added a clause to our contract that protected us in this event and we now have some money in escrow, just in case anything goes wrong.
We were extremely happy his services and we'd be happy to further sing his praises. Just e-mail us at jasminajn@yahoo.com.
Philip Lavender can be found at:
http://marcusattorneys.com/

Waterproofing Basement

I have finished surfaces in my brownstone basement/cellar except for a section towards the front of the house (where utility pipes are connected to the street). there's always water seeping through the original brick/stone wall, not outright flooding, just small amount of water and it's causing dampness & smell.

does anyone know if it's possible to waterproof these walls, either by cementing or new bricking?

960 Sterling Pl

I recently looked at an apartment for sale at 960 Sterling Pl. I'm not that familiar w/ Crown Heights, can anyone tell me about that building & block.

Thanks,
new guy

September 14, 2006

carpet and furniture cleaning

i would like to recommend a guy who owns his own business. he recently came to my home and clean 2 area rugs and 3 rooms for me. he did an excellent job. I found him from a recommendation on this same site. his name is Michael
contact number 917-701-9321. he also take care of pet stains and odor.

Closet Doors?!?

Looking to renovate some very large closets and would like to put in sliding floor-to-ceiling wood slabs as doors. My ceilings are 9 feet high. Any suggestions on where I can find plain wood slabs this high? I would ideally love to find them with a dark wood veneer, or in a raw wood that I can have stained. Any suggestions would be most appreciated!!!

Postive Recommendation: General Contractor

hi,
i want to post a very positive recommendation. Curtis Godoy (347-581-5562) was our contractor on a large project (including 3 kitchens and 3 bathrooms) which was our first ever home-owning and renovating experience. I think there are different contractors for different people, but this was our first experience with this stuff, and Curtis was great: reliable, honest, friendly all the way.

Continue reading "Postive Recommendation: General Contractor"

Trouble with getting permit

We recently purchased a brownstone in Bay Ridge and applied to make it a 2 family, wanting to re-arranging the basement and using part as a rental. It was first denied by the original inspector for reasons such as no Cof O (builkt in 1899), and we need to submit a side elevation drawing (the house is fully attached). After going for a reconsideration and approved by his superior he still refused to give us the permit, going back to his superior now caused his boss to rescind his original approval. Has this happened to any one or seen this happen? What are my chances now of getting these permits? Can both of their bosses be shown the drawings and finally approved? If you can shed some light on the situation that would be great!

new roof?

How much do people pay for a new roof these days? 5k? 10k?

Exterminator

Can anyone reccomend a good exterminator for waterbugs and their kin in the Carroll Gardens/Red Hook area?

Knockout Renovations?

Does anyone have any experience using Knockout Renovations (Keith Steier)? My wife and I are considering using them for a recently purchased limestone that needs extensive renovation\restoration. Any thoughts/experiences are appreciated.

Thanks in advance for your help.

Is this normal?

I signed my contract in late June...and up to this point of not been able to secure financing due to appraisal issues.

windows

I need to get my windows and a skylight redone in a brownstone. we have had water coming in our house ever since we bought it from all ends, so I would like to be sure it is going to be done right. anybody has had good experience with somebody and good price?

September 13, 2006

home insulation

What is the disadvantage of foam insulation for the attic?

242 Greene Ave

Just saw this listed on corcoran. Anyone know about it . It looks nice. I had passed by the building a couple of weeks ago and noticed work going on. Just wondering if any one has the skinny.
Thanks

radiator covers

Need some advice on radiator covers for my brownstone apt. Want something in keeping with existing traditional detail. Am I bettter off ordering premade, or having them made by a carpenter? And what's the difference in price? My painter recommended steel ones, which he says look very nice when painted, but I'm doubting that. Anyone have any experience with them?

Gates & Nostrand

Does anybody know what's about to happen with the empty lot at the corner of Gates and Nostrand? Any opinion re: the houses at Nostrand and Madison?

Modular addition on top of townhouse

Has anyone looked into adding a prefabricated addition/room to the roof of a townhouse? There was a link
(http://www.charlesandhudson.com/archives/2006/09/
prefab_penthouse.htm)
in an earlier brownstoner to a company that does this. What would be involved if it is within FAR? It would presumably rest on the common wall, so would neighbor consent be required? Is it cheaper than building an addition in back (that would sacrifice yard space)?

Parquet Floors

I would like to install about 400 sq ft of parquet floor in my LR and DR. "Versailles" pattern or similar. Anyone have a resource for this? I can find an installer but can't find a source for the floors anywhere. I think new would be easier than reclaimed, but I'm open.

help with comments

I can't seem to open comments on any posts -- I get an error message saying that the link is not good. Help!

Greenpoint: The Sewage "Smell"

Does anyone know what the story is regarding the Newtown Creek's Waste Treatment Facility. I though that they supposedly (finally) eliminated the awful No. 2 stench that for years 'perfumed' the nabe. It's back again fairly regularly. Don't they have ways of eliminating the stink nowadays - permantently? Or is this another ploy to stick to the Pointers?

PU!

September 12, 2006

Iron Balcony

Can anybody recommend an iron worker to make a nice balcony? We would like to build one facing the backyard, but I would like it to look elegant, not just some bars (think Paris).

Landlord: Month-to-Month Lease Question

Hi- we are just about to renew the leases on our rental apartments. We're thinking of moving from the standard one-year leases to month-to-month leases. Our tenants are good/fine/reliable, but I was thinking that month-to-month leases can actually be preferable for all parties for a number of reasons (some of which have been discussed on this board). When we were renters, we had a few month-to-month leases which were fine-- when we moved, we knew well in advance, and we were always happy to tell our landlords well before the 30-day-requirement to give them the extra lead time for organizing repairs/putting out the word for potential renters etc. (actually, we often found them the next tenants, but a landlord can't require such things!). HERE's MY MAIN QUESTION: Is it possible to have a month-to-month lease, but to require a 60-day notice? (Of course, if for some reason we wanted the tenants out, we would abide by the same requirement.) Or is there some rule saying that the most you can require (in a month-to-month situation) is 30 days notice? (it IS a month-to-month, not a 60 days to 60 days... did i just answer my own question??)

Design/installation of home wiring (network/audio/video/security) system

We are renovating and I am looking to wire my 3 story brownstone for network/video/audio now that I have the walls open. Can you recommend a reasonable contractor to design and oversee installation of such a system, and give me an idea of the costs involved?

Estimated Sales Price Help

I got such a great answer on my last post ehre that was so helpful, I thought I'd try it again. I am considering doing a development in park Slope but am not intimately familiar with the area. What is the approximate sell out price that I should be able to expect for a high end new development around 8th st and 4th Ave. I am told this is prime park slope and I should be able to get around $700-$750 per foot., Is this correct? Is this prime Park Slope?

Thanks in Advance

New oil Tank

Does $5200 sound reasonable for a new 275 gallon oil tank? It includes pumping oil out of the old tank, removing the old tank, and building and refilling the new tank. The price seems a little high and I'm considering using the opportunity to switch to gas. . . If anyone has had recent experience in this area, I would appreciate your comments. Thanks.

Cost of Marble Mantel Restoration

Can anyone tell me the cost to expect to have a marble mantel repaired/re-assembled, cleaned and re-installed? Any recommendations on someone to do this?

Recommend Dow+Company Painting

I had an excellent experience with Dow & Company. Very
professional every step of the way and stayed exactly on
schedule even with significant items added to the job,
including extensive plaster skim-coating. The workers
were self-starting, skilled, fast, clean, neat, friendly,
helpful and good-natured; owner of the company was
available on very short notice and always extremely helpful
and patient with questions, complaints, or additional requests.
Very impressed by extensive and meticulous clean-up at job's
end, not to mention a nearly flawless final result, totally satisfied,
totally. Would recommend Dow and Company without reservation;
I assume somewhere near the top of the market in terms of cost
but worth every, every cent. You may call me at work if you have
any questions.

Andrew Kelly
Manhattan
212-879-6606

Ugly Ceiling

I wonder if anyone can help. One of the rooms in our new brownstone has a hideously cracked and pimply ceiling that no painter/plasterer thinks he can do anything with. SInce it's a high ceiling in a child's room, we had the idea of draping fabric on the ceiling to hide the cracks. Sounds beautiful but I'm sure it will look horrible if we DIY. Does anyone know a designer?/curtain maker? etc. who might consider doing this small job? Many thanks.

Paperstone Experience?

I'm considering installing a paperstone countertop in my kitchen. Any pros/cons? And can you recommend someone with paperstone experience to install it. Thanks.

September 11, 2006

Key Span Service Plans -- Any Opinion?

I am thinking of signing up for the Key Span Service Plan for Heatin and Cooling. The idea is you pay about $370 per year and it covers labor and parts and even includes a yearly tune up of the system.

It sounds reasonable to me. Did anyone have experience with this plan? How does Key Span respond to emergency boiler problems?

Any opinio on this would be appreciated.

Thank you.

Emilia

$200K Price Drop @ 241 Washington Ave

I noticed in the NY Times this weekend that the price on 241 Washington Avenue, the single family 4-story brownstone btwn Dekalb & Willoughby in Clinton Hill, has dropped from $1.95 million to $1.789 million. Wow. There was a lot of discussion about this house on the forum recently, mostly wondering why the house hadn't sold yet (at $1.95m).
I looked at the house in early summer and it wasn't for me (buying now in FG), but thought it would sell at the original price. I bet it sells now. Truly beautiful details.
Here's the Aguayo Huebener link:
http://www.ahbrooklyn.com/property.php?id=28&type=house&displaytype=house

Empire-Apartments Inc

Has anyone ever used Empire-Apartments Inc? Just signed up with them and I'm getting a bad feeling that I've just been conned. Or maybe I'm just being paranoid. Let me know what you guys think. Thanks!

Trash Problem

Hi, I recently purchased a home in Clinton Hill. Misc. passersby use my garbage can to dump everything from underwear to printers and doggy poo. Someone has mentioned to me that I can get a locking garbage can, but I haven't seen that. Has anyone else had this prob? How did you solve? Our cans are in our walk, which is somewhat narrow, but there is nowhere else to put them and we don't have a gate. Thanks.

Batson | Jeffries

Hello,

I'm a journalism student at NYU covering the Batson/Jeffries race for class. To any of you who live in 57th district (Fort Greene, Prospect Heights, Bed-Stuy) and are planning to vote tomorrow, I'd greatly appreciate it if you could quickly tell me who you intend to vote for and why.

Thanks in advance!

Stone Flooring / Ceramic Flooring????

I wonder if any of you have some advice about good flooring for
a small entranceway/hallway (75 square feet). The mini-lobby has a space of about 12 square feet and the rest about 65 square feet.
I want something light colored (whitish) and either stone or very durable ceramic.

I don't know what to get. I saw some ceramic tiles (look like marble) but I wonder how durable they are. I love the look of white marble but wonder if I am going to have spots, stains, gouges, etc. I don't want anthing busy or too slippery either.

Do you have any ideas, suggestions? It is a narrow building and I want to keep the hallways as light in color and feeling as possible.
Any advice? Many thanks.

Hallway Help

Hello brownstoners,

I am crawling t the finish line. My renovation is almost done. Delirious and drained, I am looking for help to put the last few pieces of the puzzle together.

I am looking for are some replacement spindles to the original hallway bannister. I went to see the wonderful Ed Hibbert (Grand and Greene) and he has some spindles but they didn't match. They would cost 70 dollars each (!!!) to be reproduced by a mill shop. I went to another mill shop, Dykes, which had a small selection of spindles which also don't match -- not even close.
Does anyone know where I might find a salvage place with a big selection of spindles or a mill shp with a lot of choices of spindles?
Or a mill shop that will reproduce spindles cheaply (I need 24).

Any ideas?

Thanks!!!

Landlord/Tenant Lawyer Needed

Continue reading "Landlord/Tenant Lawyer Needed"

Free Garden Soil/Fill

We are revamping our garden and removing soil. It is clean, useable soil (having been ammended in 2003) for garden or fill. (This is not old topsoil-our plants were growing in it). There are about 100 bags available for the next week or so. Please leave a contact email if interested. We are in Carroll Gardens.

September 10, 2006

Airplane Noise in Prospect Heights

We just moved to Prospect Heights and we're really surpised/bummed out about the sound and frequency of the planes flying overhead. It's literally one every 2 minutes and they're very low. I assume they're landing at Laguardia. The day we moved in (Wed) we heard them constantly day and night, then they literally stopped for two days and now they're back. Any ideas on what's going in on? Is this the regular landing flight path or did they switch the flight path to this area during events like the US Open which was happening this week. Any theories or commiserations are welcome. Thanks!

Carpenter for Baseboard Mouldings

Carpenter for Baseboard Moulding

I need a recommendation for someone who can do a quick baseboard moulding job. Must have the proper mitering and coping tools. Just a couple rooms. All wood already purchased.

September 8, 2006

sale of old iron radiators & scrap

Can anyone recommend a place in Brooklyn we could easily sell old iron radiators (steam) that we have removed. They are not fancy ones but are solid & very heavy. Alternatively, where could we sell them for scrap along with some pipes removed. Any suggestions for scrap yard that gives decent prices & what should we expect per pound?

Much appreciated.

Female GCs or Subs?

Can anyone recommend any female GCs and/or subcontractors (electrician, framer, and plumber)?

Solar Exterior Lighting

Hello,

I've seen lots of garden accent lighting but have yet to find any sconces or other lights that can adequately illuminate a front porch. Are there any solar brands that produce lights comparable to 40- or 60-watt halogens, or do I need to wait a few years for the technology?

Exterior Lighting Requirements

Oops! Forgot comments. Feel free to post them here. For the post, just read below or click on "extended entry." Thanks!

Continue reading "Exterior Lighting Requirements"

floor wax polisher

Does anyone have experience with wood floor wax polishers? I looked on the web and saw Koblenz brand. Is this good? Any better alternatives? For a whole brownstone should we get a commercial unit or a smaller unit?

Also, any recommendations on a particular wax to use (on top of tung oil)?

Thanks...

September 7, 2006

Exterior Painter Needed for Windows)

Can anyone recommend an exceptionally good painter for a limestone exterior window project? This involves 3 storeys and approximately 20 windows (a few with bars), all in need of scraping, caulking and painting. Also, any guestimates on what the reasonable cost might be for this project? Thanks much.

Prices in Dumbo

Does anybody know what the approximate per foot price for a new loft in Dumbo would be. Very nice unit. All the finishes. No view. On N Elliott St. adjacent to John Barry Park?
Thanks

rotten wood around windows

The wood frame of our rear parlor floor stained glass windows is rotten and needs replacement/repair. Does anyone have experience with this? Is it a do-it-yourselfer type job or is a pro needed? Can you recommend anyone reasonable?

Experience with Aurora Plumbing

Does anyone have experience working with Aurora Plumbing and Heating? They were recommended by Keyspan to install a new boiler. If anyone has used them in the past and has any feedback it would be appreciated.

Thanks

Licensed electrician fees

A prior tenant damaged the wiring behind the electric panel in the basement and so ConEd required a certified electrican to call in to have an appt to open the panel so the elecrician could access it. ConEd tells me that an electrician should be able to get an appt with a very small window, or ConEd will even call when on their way. I can't be there to let the ConEd in (and they won't even give me an appt) and the electician now wants to charge me quite a bit extra for the time he apparently had to wait for ConEd to arrive. He says he couldn't get an fixed appt with ConEd (and didn't want to push it he say for fear of being blacklisted). Does this seem fair?

September 6, 2006

looking for a general estimate for bathroom renovations

im hoping to get an idea of how much i might expect to pay to have some new ceramic tile installed in a small bathroom.. about 20 sq feet at the most. 2 old layers need to be removed (yes, 2 layers of ceramic tile, one on top of the other), and new tile installed. the sink and cabinet will also need to be replaced. im looking for an estimated price of the labor, the cost of the materials is yet to be determined. any help would be greatly appreciated. thanks.

Soapstone countertops

Hi Brownstoners - I am finishing up a kitchen and came to the conclusion that a slate grey colored material would look good. I saw some grey limestone which was beautiful, but I hear it stains and absorbs oils, even if it is treated. Then I started looking into soapstone. It seems like it would be nice aesthetically, but is supposed to be pretty heavy. Would you be able to give me advice on soapstone?

-- quality, durability, looks?

-- Dealers in Brooklyn or nearby?

Granite would be too busy and shiny for this kitchen and the slate color nice but I need to find out more and go to a showroom. Any suggestions would really be appreciated. Thank you.

Rate these Contractors!

We are getting bids from Dollar Construction, Nayce Contracting, and Mohona Construction. Positive/negative experiences with any of these companies? Can't-miss alternatives? Thanks.

Door to Backyard

We're just beginning the process of replacing our windows and front and back doors. Our kitchen is on the garden level with a door to the backyard. I'd like to let in as much light as possible to the kitchen while still ensuring our safety and keeping bugs out. What's the best setup to do this?

window repair

Can anyone refer someone to repair original brownstone windows?

Continue reading "window repair"

Furnace maintenance

Fall is approaching and I need help getting my furnace up to snuff. But I'm not sure where to begin. We have a natural gas furnace, radiator/steamheat setup. I wanted to have an 'expert' walk me through maintenance and cleaning, water levels etc. but who does this kind of job? A plumber?

So any advice on where to begin looking is a great first step. And if anyone has a respected/trusted name to throw my way, that is appreciated as well.

formaldehyde free MDF

Does anyone know a retailer of formaldehyde free MDF, strawboard, or wheatboard in Brooklyn?

formaldehyde free MDF

Does anyone know a retailer of formaldehyde free MDF, strawboard, or wheatboard in Brooklyn?

Installer of bird deterrence

Anybody have a good reference for a service that will install nix-o-lite or any other product (nails?) for keeping the pigeons off of our ledges?

I have seen postings regarding different products but we'd love to have someone who could professionally install.

Also, I noticed on the web the other day another new product that uses low level electric current to keep birds off ledges (not to kill them, just a gentle shock)...

PMI

PMII am about to get my PMI remove from my mortgage payment,is that gona affect my taxe on my house ??? or my taxe deduction.
Thank

September 5, 2006

Enclosing deck off parlor level

Last fall I moved into a townhouse w/ a lovely grape vine covered patio/deck off the dining room. It is wonderful during the fall and spring, however, I haven't been able to use it this summer - the mosquitos are terrible (no standing water etc), and the grapes make a terrible mess - attracting squirrels, bugs, birds etc.

I am considering covering the screening in the space but want to keep as much light coming thru to the dining room as possible (south facing). I would love to hear from anyone who has done something like this. I've looked at numerous architecture and interior design books, but haven't found anything.
Thanks!

Door bell Price from Electrician

My electrician gave me quote on installing the door bell with the doorbell set included -- $300.

It sounds a bit too high. Any ideas?

Also, can anyone recommend a good electrician so I could comparison shop?

Thank you.

Can Anyone Recommend Independent Lead Testing Co.

We need to do lead testing following an extensive brownstone renovation and clean up. We think we're OK, but can anyone recommend a thorough and certified testing (not abatement) company. Thanks!

carpenter to replace front door

I'm in Bed Stuy and need someone to refit my current home depot front door with a beautiful old wood door. I may need to do some mouldings on the sides as well. Does anyone have any recommendations for realiable, quality folks who can do this?
Thanks.

gardener/landscaper in bed-stuy

I'm looking to clean up my small front area - maybe adding some stone work and new plants. Eventually I want to do my backyard. I'd love to work with someone from the neighborhood if anyone has any recommendations.
Thanks,
Jen

A/C subway

Hey,

We are looking for an apt. in Ft. Greene/Clinton Hill, and proximity to subway is important for us. As I've never taken the A or C line, I'm wondering how they run during the day and late night? How often do they arrive and how long does it take to say, Union Square? General quality?

Thanks for the help!

September 4, 2006

Cidar block disposal

Does anyone have any suggestions on how to dispose cinder blocks w/o a dumpster? Help greatly appreciated.

Need a Window Washer

I am looking for someone good to clean my windows. Any reccomondations would be greatly appreciated. Thanks

Smith and Douglass Street?

Does anyone know what is happening with the lot on the Northwest corner of Smith and Douglass Street? It was once a bicycle shop, but it's been closed down for at least a year and now it is just an eye sore. The corner has great potential for development, I just hope something is going to happen there soon. Anyone know?

Advice for Laying Floor Tile

Hi.

We're laying ceramic tile in our bathroom for the first time and would appreciate any advice or tips anyone might have, particularly on these issues:

1) We have only one toilet in our apartment so drying times are a concern because each night we'll be staying in a hotel. So we know that we have to let the mortar used to adhere the backerboard to the plywood dry. Does this really require 24 hours?

2) Grouting: Is the premix grouting okay to use? And does this really require 24 hours? If the grouting packaging says it doesn't require a sealant, is this ideal?

Thanks in advance for the help.

Corner (or "J") Bathtub Advice Sought

I am looking for a basic bathtub that will fit into a corner in a small brownstone bathroom. Various places have refered to them as "J Tubs" - it's basically a tub that goes up against two walls, with a finished or rounded edge on the corner diagonally opposite from the corner of the room.

I have seen these types of tubs in old apartments, but the only one I've found new is by Duravit (and over $2k). I really don't want a clawfoot or freestanding tub, just one that has a finished corner - the one in my place right now just has a piece of plywood attached to the end that should be up against a wall.

Has anyone dealt with such an issue? I find it baffling that these tubs are proving to be so difficult to find. All of my searches for "corner tubs" result in me getting 100's of jacuzzis made to fit into the corner of a bathroom the size of my living room.

September 3, 2006

Questions on Park Slope

I'm looking to move to Park Slope and had a few questions I thought folks on this site could help with ... 1) What are the safety conditions around 4th ave? Place I'm looking at is b/t 4th and 5th ave. 2) The water tunnel vent on 4th b/t sackett and union- is there an on going project at the site? Is the disruptive portion finished? I searched around and it looked like there is a possible commisions art project for the site??? Any feedback is much appreciated. Thanks!

Lawyer who Specializes in Multi-Families

Can anyone recommend a lawyer who specializes in working with owners of small multi-family homes. We would like this person to review leases and provide legal advice on an ongoing basis.
Thanks.

September 2, 2006

I haven't received a lease renewal...am I being kicked out?

Hi - I have lived in my rent stabilized apartment for almost 3 years and would qualify my relationship with my landlod as excellent. However, he has just sold the building to a new owner (after assuring us all in writing that our leases are all valid and carry over to the new owner). Well, I have not received a lease renewal (and I just realized it, my lease ends end of September). I got mixed up because when I origianlly moved in, my lease started in November but on my last renewal it switched to October, which I forgot. Anyway, does the fact that I have not heard word one from the new owner mean that I am getting kicked out? Do I have any rights as a tenant to stay in this apartment? If they are kicking me out, what is the notice requirement? If I haven't heard notice does that mean I am fine until I do? On top of everything, I am going out of the country in a week for 2 weeks. If I come back and have a week to find an apartmetn and arrange movers i will be up a creek. Any advice, please chime in.

Help! I hate my tenants!

I have a 3 family in PS with tenants on the top 2 floors. New tenants just rented the top apartment and I already don't like them. First sign was their security deposit check bounced -although they quickly gave me another check from a different account. They made a big stink about having their cable installed - I needed to be around to let the guy into the back and they scheduled it at a time that was inconvenient for me - after I had told them I wouldn't be avail;able during that time. And now it's September 2nd and I don't have the rent check from them (should have gotten it yesterday). I clearly misjudged these people and should never have rented to them (credit was prefectly good, came from a reputable broker). Mostly needed to just vent - on the other hand...any good ideas for getting rid of them?

Pictures of restored cast iron radiator

Including a link to some pics of a 17-section 3-column hot water cast iron radiator I bought from someone who was getting rid of all of his radiators. I stripped it chemically, sprayed it with metallic gold paint and stained it with bronze oil paint. Let me know what you think! The finished product will be installed in our English basement, which so far had no heat.

http://www.kodakgallery.com/BrowsePhotos.jsp?collid=532669750405&UV=843804608446_954827750405

Moving Tuesday but Have no Furniture!!

Can anyone recommend quality contemporary furniture stores/outlets in Brooklyn or Manhattan that have things IN STOCK? We need rolling bookcases, platform bed, home office furniture THIS WEEKEND. We have been too busy focusing on our remodel to get furniture and now the time has come to move in. We like DWR type stuff but can't afford to wait 6 weeks!

Good Restaurant?

I know a lot of people are always looking for a good restaurant and some comments lately have said the one's on Smith Street are mediocre. My husband and I went to Royals Downtown on Union (btwn Clinton & Henry) and we must say it is the best restaurant we've been to in the area. Go give it a try!!

September 1, 2006

question about sagging beams?

I just bought a brick building in PS. We were told by our engineer that we would eventually need to get the main structural support beam replaced, as it's sagging. However, we have been told by some contractors that if we remove the sagging that the plaster walls above could crack. Is this something other people have done? Do we need to worry about it? The sag isn't more than a couple inches at worst, but we just don't want to start renovating our kitchen if we're going to need to get the sagging fixed in the next few years anyway. We also don't want to replace the beam if it isn't necessary. Any thoughts?

Dog Trainer (weird but...)

...lot's of Brownstoners have dogs so I thought I'd ask the question...

Anyone got dog trainer recommendations...preferable with larger breed experience??...

Thanks

need excellent tenant rights lawyer

Hello--

I need to lawyer up. Anyone have a really good tenant rights lawyer suggestion?

Long, long, long story short: My landlord is trying to keep over $4k of our money due to what he claims is a flea infestation in the apt after we left. My pets do not have fleas. LL is replacing wall-to-wall carpet in a huge space and trying to do it on my dime. HELP! Thanks.

Full Replacement vs. Inserts

We are thinking of replacing the windows in our brownstone and were wondering what other people chose to do. The question is whether to do a full replacement including the frames or to use the “inserts”. We’ve been hearing some conflicting opinions, and I was curious as to what other brownstone owners opted for. Our real goal is for better insulation in the bay front, and it seems that full replacement is probably better but is it worth about double the price? How much extra insulation is actually put in when the original frames are replaced? On the other hand, if you are just putting in the inserts while keeping the original frames are you paying a fortune for the insert but leaving drafty old frames? We have pretty much decided on either Marvin or Andersen. Any input would be greatly appreciated. Thanks in advance!

Forum: September 2006

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