Forum: October 2006
October 31, 2006
CARPET AND FURNITURE CLEANING
Hello everyone, I would like to recommend someone who I recently used. His name is Michael and he was recommended on this site. His crew DID an excellent job. with my area rugs and furniture. He explained to me the process. and took their time cleaning. The items. Michael did a surpise visit on his crew to see how they were doing. I'm having him come over and do my kitchen tiles. he's going to clean them and put a sealent on the grout lines. But his service is really good. His number is 917-701-9321. the company name is GONSALVES-.p.s he has holiday specials. it's worth it.. best cleaners i had. Funny thing is. He cleaned my sisters apartment before when he use to work for STANLEY STEEMER. She is going to use him soon.
Woodwork restorers wanted
We're looking for someone to strip woodwork - mantels, windows, shutters. I already know of Gamba and this other outfit in Baldwin. Any others?
Fireplace/Chimney Working Order
I am in the process of a gut reno and want to get one of my fireplaces into working order (they have been closed off ever since i owned the house). Anybody have a good fireplace person they can recommend? Thanks
Brownstone Hallway Restoration
Any recommendations on restoration companies that can help bring back to life the common areas / hallways in a 5 story brownstone? The electrical needs to be re-done for the lights in the hallways as well as plastering, painting, fixing loose steps, etc.
Forum doens't display correctly in FireFox
Why does the forum not display correctly anymore in FireFox? The ads on the right disappear and the text doesn't wrap properly. It used to work correctly but seems to have changed in the last week or two.
thanks.
Geico Homeowners Insurance
Does anybody have experience using Geico for homeowners insurance? I've used Allstate for 3 years and just got notie that my premium is going up about 25%. Have heard many homeowners were terminated by Allstate. don't knw why we weren't.
NEW AGE CONTRACTORS INC
We are about to start big basement project that includes structural work.
New Age Contracting from Astoria ( Harry Giannatos) submitted bid that we would like to accept.
What we like:
- he always responds in a timely manner. It took some time for us to be ready to start this project, so we had very extensive communication for the last couple of months.
- his price is not the cheapest, but in a lower half.
- we found him because he was working on similar project several blocks from us. The scope of that project is much bigger - complete gut for the house, but basement was completed already and was done exactly the way that we would want, including structural work and digging.
- he gave us detailed description in his proposal and it seems that everything that we want is covered.
What we do not like:
- he asked for 30% deposit and would not agree to restructure payment schedule;
- he does not look to be very entusiastic that we want to use our plumber and electrician (both licenced, of course, both very trusted and tested by time). The same goes for an architect (we have everything approved by DOB already). But maybe this is just our imagination on this one.
Do you have any experience with this company?
They are listed in DOB BIS menu with all insurance information and contact information:
Business Address: 38-08 ASTORIA BLVD ASTORIA, NY 11105
Business Phone: 718-204-7395
Owner is Harry Giannatos.
How to get a fridge into a brownstone without destroying the bannister
We are finally replacing our 25-year-old refrigerator in the 2nd-story kitchen of our brownstone. The one we're removing (it predates us) and the one we're bringing in are both 33" wide, but even after removing the doors, we couldn't get either one around the bend and down (or up) the stairs. Looks like we'll need to remove the (original) bannister in order to do this. Does anyone know how to do this without destroying it, so we can replace it afterward? Or is there someone we can hire to do this right? Any tips/suggestions would be a big help.
October 30, 2006
PACC recent unknown real estate acquisition
PACC has become a major luxury condo developer in Clinton Hill. Over the years their budget, which comes from NY State (our tax dollars) has REALLY expanded; who knows how big it is but big enough to be building a sixteen unit apartment building on Washington Ave between Gates and Fulton. That banal structure which supplants an old mansion, PACC tore down, a subject much discussed on this site a few months back. What's new is PACC is now tearing down a beautiful century old factory building at 21 Quincy Street, three doors away from the endangered Broken Angel residence.
Continue reading "PACC recent unknown real estate acquisition"
New Architectural Salvage Blog
Brownstoner fans and lovers of architectural salvage.....just wanted to let you know that there is now a blog dedicated exclusively to everything architectural salvage. From the founder and publisher of Architectural Salvage News, you can read the latest news and rumors at www.architecturalsalvagenews.blogspot.com
Garbage
Do you know anyone (except Greg’s Rubbish) that I can call to remove some garbage from my back yard (mostly wood planks from a deck, old carpet and small furniture pieces). I was thinking of a “man with a van” type.
Thanks in advance....
Oil to Gas: Old topic, more questions
Okay..I know this topic has been discussed a lot, but even with all the previous posts on Oil-to-Gas conversions, i'm still unclear on a few things. I have a 4 story brownstone with 2 humongous oil tanks. LTM the oil bill was about $4K. The burner is as old as they come, but still works. We pay about $300 every season to have it "maintained". It is a hot water radiator heating system. We frequently run out of hot water for showers in the winter.
Here's what I know:
-Gas is the greener solution relative to oil heat
-Keyspan has some deals on interest free financing for a new boiler, but they're not giving away new ones anymore, according to the website.
-Gas is cheaper on a per unit basis
Here's what I dont yet know:
- How much does one typically pay for removal of the old stuff?
- How long did the process take?
- Will the removing party pay me for the oil that is still in the oil tank?
- How much did it add to the cost for those projects in which asbestos was found?
- Even though gas is cheaper, does it take more gas to heat water than oil?
- What were the cost savings people saw on their year-over-year heating bills?
Thanks for your help in this.
Breukelyn
Who waterproofed your basement?
I am having a problem with water in my basement. It's coming through in 3 different spots and the time has come for me to deal with it rather than just pretend it'sd not happening. After a search of the archives it seems that some people have suggested vulcan or metro. i'm having trouble getting in touch with a live person at either place.
Did anyone use any other companies and were you satisfied with the work?
Thanks!
CASTING: Second Home Buyers
ARE YOU SEEKING OR HAVE YOU RECENTLY PURCHASED A SECOND HOME?
Concentric Entertainment is currently casting for a national television show about people buying second homes.
Share your unique story with us if you have recently purchased or are considering the purchase a seasonal vacation home, an investment property or a year-round weekend dream home.
We’d like to talk to you by November 6.
Please send your:
Name(s):
Age:
Where you live full time:
Where your second home is/will be:
Brief description of where you are in the process:
To: Concentriccasting@gmail.com
Switching insurance from homeowner to renters
Hi- We have owned our brownstone in Ft Greene since 2001, it has been our fulltime residence and we had one groundfloor tenant. We are moving to CA this month and are keeping our brownstone to rent out. In trying to switch my insurance policy to cover the house without us in it, I have discovered that this is actually a much higher costing policy(double in fact!!) because of the greater risk of the home not being owner occupied. Has anyone had this experience and can recommend a good insurance company who specifically can handle the ins and outs of brownstone ownership? Thanks Lisa Greenfield (who by the way is renting a fabulous 3000 sf triplex if anyone is interested) 917-603-0132Looking for Painter
Looking for a good and reasonably priced painter who can paint a new condo. 2 bedrooms, 2 bath and main area. Any recomendations would be great! Thanks.
Looking for accountant/financial planner..
I would love any suggestions of a accountant/financial planner that has experience with small real estate invesment/admin, preferably based in brooklyn, but not necessary. I have a number of decisions to make, and need some guidance. An added bonus would be non-profit experience. Thanks\!
Trully specious condo!
OK, peeps, here's the deel!
I have a trully specious condo for sale, thats right, for sale in Park Slope.
Nope, no pics yet, and I can't give you the address, but the price is right!
And the owner's are motivating themselves!
Contact me for details, and please check out the open house!
Fred Insular
Lisenced Realty Agent Sales
Idiot Properties, Brooklyn
Dollar Construction Nightmare
On October 19, I posted about my horrible experience with Dollar Construction (Hassan) (My checks were made out to Khaleda Yasmen). They walked off two jobs because the owners refused to pay anymore then the two-thirds we had already paid (15K) for work that was only halfway finished. (The other house is owned by my brother-in-law and is unoccupied). At the time, the projects were going into the 9th week. Workers wouldn’t show up for days at a time, and when they did show up, they accomplished very little, and the quality of the work was not very good. I should point out that the contract stated that the work would be finished within a month and that the payment terms were half in the beginning, and half when completed. (Yes, I was foolish to give him more money) Also, the scope of the work did not change at all from what was written in the contract. Except we did want some exterior moldings around the windows, which we agreed to pay an extra $1000 dollars for (and was also was not completed).
DIY flooring install
my husband and i are planning to install our wood flooring (oak tongue in groove) next weekend. we had plywood put down by contractors, and it's all very flat, so we have a great surface to start on. are we crazy to try to do this ourselves? any advice so as to keep out the gaps or bubbles come spring time? the floor will be in our house for about 5 days before we install it. any advice in general?
thanks!
October 29, 2006
Which comes first: Windows or Facade?
Need some help on the timing between facade work and replacing windows. We have a typical 4 story in PS that needs to have the facade tucked, pointed, sealed and painted. We also need to replace all the windows.
I'm wondering which should be done first?
I've gotten conflicting advice from the respective contractors (of course!). The windows guy says do windows first, so that they can be sealed along with the facade restoration.
The waterproofer/facade guy says that the windows should be done last as they could be damaged and that any waterproofing contractor is going to charge more if they have to go to great lengths to protect the windows.
Anyone have any thoughts on/experience with this?
We're thinking of using Metro for the waterproofing and BayRidge Windows.
Thanks in advance for your thoughts.
Stripping...my radiators, that is
I have radiators with lovely patterns on them. Currently they're covered with a patina of rust and paint chips. I know that most folks just paint radiators, but I was wondering if there's anything wrong with stripping, polishing, and sealing them. Are there any DIY radiator stripping solutions, e.g. vinegar or some other organic material?
No brokers at an open house?
Does anyone know what a "no brokers please" sign means at an open house? Does that mean you can't have a broker represent you when you put in a bid? Thanks.
Looking for Advice on Heating My Home
I’m looking for advice regarding the heating system in my two story (two family) brownstone.
I have steam heat powered by an oil fed boiler. The boiler probably dates from as far back as World War II although I’m not sure. As you can imagine it is not the most efficient system in the world, however it does currently heat our home. It appears that the burner is not that old and is in good working order. However, the system needs some adjustments including the replacement of the main air vents in the basement. While I understand how to do this I am inclined to have this and any other need adjustments done by a knowledgeable plumber.
I also have a gas fired hot water heater (75 gallon) that is probably about ten years old. It is showing signs of age and is possibly becoming a CO hazard. As you can imagine, I am interested in replacing this heater in the very near future.
Given that I am looking to replace my hot water heater in the very near future, does it make sense to address the heating system at the same time? While my boiler currently functions, I would imagine that it is not running very efficiently and could break down at anytime due to its age (and it would be nice to limit my fuel usage to just gas). Is it possible to make the investment in a combination heating system? Do they exist for steam systems or are they limited to hot water heating systems? If it is a possibility, how much would I expect to pay for a complete conversion to a combination system by a reputable plumber?
Currently, my oil bills for heating my home and my gas bills for heating my hot water (and for cooking) are pretty high. Would the expenditure now allow me to save considerably in the future?
Any help, opinions or comments are greatly appreciated.
Removing paint from plaster
I'm trying to remove many layers of paint (at least 3 colors) from original 1928 plaster walls. At least one of the layers contains lead. I have been taking the necessary percautions, and I have been using a heat blower/scrapping which is going painfully slow. Has anyone tried Peel Away and/or a KS3 stripper for such a job? Or does anyone have another suggestion, perhaps something a little more green?
Property Taxes 101?
I apologize in advance for my absolute ignorance, but I've been searching online for very basic information regarding property tax comparisons between the boroughs and I am not having much luck.
Does anyone know offhand if there is a significant property tax difference between owning a brownstone in Manhattan versus one in Brooklyn? Know of any websites that address this clearly?
thanks in advance,
Marie
Property Taxes 101?
Does anyone know offhand if there is a significant property tax difference between owning a brownstone in Manhattan versus one in Brooklyn? Know of any websites that address this clearly?
thanks in advance,
Marie
my radiator is to hot
I have a studio appartment and my radiator is to hot with no valve. My building manager said that the heat goes on from 8 to 1 then at 6 to 10. This is for the entire building so my 1 window is opened full. During the heat times it's an oven and right now at 4:30 is simply hot still with the window wide open. My friend siad to wrap it in blankets but would that be a fire hazard? Please - any thoughts?
Replacement hot water heaters - who/what to use?
I have a 50 gallon 14 year old A.O. Smith hot water heater in my recently purchased 2-family. When a plumber was here to do some work, he suggested it wasn't enough for the four people living in the house now, as well as that it was living on borrowed time, due to its age.
The plumber suggested several options for replacing it - none of which are cheap:
new 50 gallon,
new high recovery 50 gallon,
new 75 gallon,
two new 40 gallon tanks, to be installed in series.
These solutions range in price from $950-$2100(!)
I asked hm how his materials compared to the tanks I see at Home Depot, and he said his are better quality. I also notice Sears has HW heaters for considerably less- installed.
What do folks here suggest? HIgh end plumber, Home Depot, or Sears? I don't want to be penny wise and pound foolish - at the same time - it's a lot of $$$!
Local source for (new) push button wall switches?
I want to get ahold of a few push button wall switches for some fixtures - and due to timing issues, it would be great if I could pick them up in Manhattan while at work tomorrow.
(I'm looking for something like this:
http://www.amazon.com/Classic-Accents-Single-Antique-Reproduction/dp/B0002EVT5Y/sr=1-1/qid=1162149025/ref=sr_1_1/102-0471843-9969757?ie=UTF8&s=hi)
Any ideas as to a local supplier for this sort of thing?
Thanks!
assorted interior doors available
Post-renovation, I have 14 original interior doors in my basement. Varioius sizes, in good condition, some with original hardware. $150 for the entire lot. I'd like to get rid of them asap, as I need the space.
If interested, email me at neilplatt@yahoo.com.
heating repair?
Does anyone have a reference for a good heating repair person? Any leads would be much appreciated.
Whats up w/453 12th St Brooklyn?
So whats up with 453 12th street in brooklyn? I see that theres a mechanic's lien on the property, but its been sitting like this for well over a year, while the current owner is (most likely) still paying property taxes and insurance....
Why not finish the job, and rent out the units and/or sell them?
Plumbing Department quagmire
I have had some plumbing work done (legally) and now my plumber is in the process of trying to have it sign off on. The problem is each time he has gond to the Brooklyn plumbing department they find something wrong with the paperwork and they won't allow him to sign off the job.
Here is how the scenario goes: my plumber goes to get his sign off. The plumbing department says that something is not in order - I can't think of a specific here (will explain later). They deny the sign off, the plumber calls me and says the architect has made a mistake in the DOB paperwork - we need to change schedule B. My architect makes the change to paperwork - my plumber double checks it - plumber goes back to plumbing department for sign off - he gets denied again - plumbing deparment finds SOMETHING NEW that is wrong and we start the whole process all over again.
THIS HAS HAPPENED 5 TIMES and I still can't get the job signed off on. THIS HAS BEEN GOING ON FOR 2 YEARS. What I don't understand is that my plumber and architect seem to keep amending paperwork based on the information they get from the plumbing department and the plumbing department still won't sign the job off. Both the architect and the plumber are licensed professionals.
Has anyone else had this sort of thing happen? I have made some phone calls to enlist the help of an expediter but they are too busy or will look into it and call me back (and then don't). Once expediter said on the phone that the problem is most likely just a clerical one.
Needless to say I am desperate to get this resolved and just don't where to turn. Can anyone shed some light?
Inherited Tenant Won't Sign Lease
I sent a lease to an inherited tenant in the middle of September to be signed by November 1st. He just gave me notice that his lawyer friend told him not to sign it, since we changed the terms of his tenancy and he would like to remain living under his former terms. I just assumed he'd sign it and there'd be no problem. Now I'm considering giving him 30-days notice to vacate the premises. What should I do? Anyone been through this before?
Free moving boxes
We have moving boxes in excellent condition. Free to whoever wants them. Email me at steve_sachs@timeinc.com if you're interested.
Can a Gas Boiler be Too Efficient?
I need to replace my ancient gas boiler with a new one. I was hoping to get a high efficiency boiler (90% + AFUE), but a heating contractor told me that was impossible for my house. It's a 3 -story attached house with about 2,400 sq feet. Since the boiler is vented up through the roof, he said condensation would build up in the vent and would back up into the boiler. He said the high efficiency boilers are only used with direct venting and not used in congested areas like New York City. As a first home owner I have no idea if this is true. Any help?
October 28, 2006
Turning Chicken Shit into Chicken Salad - Backyard Reno
I'm the owner of the brownstone in Clinton Hill who had the backyard makeover that was highlighted on Brownstoner on Friday, October 20th. Thanks so much for the kind words on the backyard renovation. We love it too! I wanted to post and give everyone the name and contact information for my contractor who did a fantastic job! His name is Fernando Serna, owner and operator of Stones 'R Us. He can be reached at (646) 541-9701. For pics of the backyard makeover, go to October 2006 archive on Brownstoner. The final price included some extra things done around the house but a similar job, excluding plantings, should run around $16-18k.
Shutters for windows
I am looking for a source for original brownstone interior shutters for windows. Any suggestions?
Heating problem continued
Thanks for the previous advice regarding my top floor radiators that were not getting hot. A plumber quoted me $500 for a job that took me 30 mins on my own.
(There was not enough pressure to bleed them, so I raised the pressure to 25 PSI and got the air out of them)......there is now a new problem however!.....
After a couple of uses the top floor radiators refill with air....requiring them to be bled again.....I put on new bleeding valves, but this did not help.....how is this air getting in the system??....water is not leaking out anywhere that I can see.....
October 27, 2006
Anyone have the european washer/dryer machine?
Has anyone ever used or has one of those washer and dyers in one machine. They're European. They wash first and then they dry. I have seen them in small versions for apartments. Do they make them in a "normal" capacity sizes? Does anyone know the manufacturer and where thay are sold. Thanks.
For Sale - cast iron radiator taken from our brownstone kitchen
Is it legit to post things for sale on here other brownstoners might like? I ask that in all seriously - please let me know...
See craigslist ad for pics - http://newyork.craigslist.org/brk/hsh/226550076.html
Cast Iron Radiator for steam or hot water heating system - $30 ibed-stuy clinton hill border area
This five coil radiator was in our kitchen but we took it out for more cabinet space (winter will tell if that was a bad idea! It doesn't leak and is very solid. Our boiler/heating system is hot water - I'm assuming this would work for steam as well?
dimensions are: 12wide'' x 8.5deep'' x 35 tall'' (5 coils)
Can possibly arrange for delivery for a small fee.. this baby is heavy!
Email with any questions amybeacom@yahoo.com. $30/obo
Best,
Amy
Ceiling Medallions
I have a double parlor. The front room has decorative molding and a very ornate ceiling medallion, which I had cleaned up. The back room I added wiring for a central light fixture so I will have two light fixtures in this space. The back room had no decorative anything, so I added crown molding.
My question is about a ceiling medallion for the back room. I would like to get some advice on ceiling mediallions, since I will have to add something there. The front room is pretty florid and fancy dancy so I don't think I want to try to reproduce anything like that but to get something that will finish the space off a little.
Can anyone give me some info about your experiences with these things, best source, best type (are the polyurethene ones terrible, i.e. plastic looking) or should I stick to plaster. Are the plaster ones hard to install? Any tips. I am thinking of getting a pretty basic circular beaded edged one.
Any info would be very appreciated!!
restoration hardware
Has anyone had any experience with Restoration Hardware paint. I fell in love with their Shore color (see link) but am not sure about the quality.
http://www.restorationhardware.com/rh/catalog/product/product.jsp?productId=prod1048013&navCount=2
To paint or strip?
Our brownstone coop in Prospect Heights is in desperate need of sprucing up of our stoop and front doors. The doors are original (circa 1860) and have gobs of paint on them. Here's my question: If we are trying to be preservation-minded, should we strip or paint? I've scoured the forum and can't find a definative answer. I recall reading that original houses had painted (black) doors; any input is appreciated.
Cornice Help
Can anyone recommend a company to install a cornice on our 15-foot wide brick house. Any idea regarding prices?
Thank you for your help.
Frameless Shower Enclosures
I'm in the final stages of bathroom reno and would like to do a frameless shower enclosure. Can anyone recommend a reliable glass company? A friend had a good experience, with Dependable Glass. However, they have turned out to not be so dependable for me They've rescheduled the initial appointment 3 times already. Help, I really need to finish this project.
October 26, 2006
Carpet Intaller??
Does anyone know someone who can install a carpet? It's a small room - approx 7X9. I have the rug and padding.
Much appreciated!
Plaster Repair
Has anyone used Prosser Remodeling for plaster repair? (It's the company advertising to the right of the 'forum')? If so, were you pleased with them? I'm looking for a good plasterer for my four story brownstone and have been getting quotes all over the place as well as warnings about plasterers who use joint compound, don't do those little metal screw things etc. My head is swimming with conflicting information and prices and and and...Prosser is the last company I haven't called as I thought I would weed out before getting any more confusion. Thanks in advance!
Combustible materials / facade renovation
Does anyone know the NYC code rules dealing with the use of combustible materials for facade renovation work? I have an existing 3 family wood frame house with asphalt shingles in Brooklyn. I would like to remove the shingles, remove the existing wood boards down to the studs, replace the wood boards with a layer of plywood and then clad the house in metal or some non-combustible material. I would also like to add a new bay window on the front of the house. Is this ok codewise? Am I allowed to use plywood? And could I even use wood shingles or boards if I wanted to?
which fence is mine?
Our rowhouse has (if facing toward the backyard from the house) one nice fence on the left, and one listing chain link rusted fence on the right. Is there any rule as to whether one or the other of these my responsibility, and which one? The surveyor report does not say.
How to finish a handrail
I am finishing up in my central hallway. I replaced steps and risers, replaced missing spindles, stripped the mahogony handrail, etc.
Now I am trying to figure out how to finish the handrail. My contractor put some mahogony stain on part of the handrail to supposedly even the color variations of pieces of the handrail, which was a mess. I had him sand it off and now I am back to mahogony. I am interested in having a nice finish that reveals the wood, is fairly sturdy and not at all glossy.
My contractor says put polyurethene on it, no sealer. My staircase guy says put two coats of sealer on it, sanding it, and then add a coat of lacquer for a protective finish but not shiny look.
I am tired of mistakes, in fact I am just tired and want to get this thing done right without having to be done over. AGAIN.
As always, your help and feedback is very appreciated. Thank you.
Sears Home Improvement
Has anyone ever used Sears home impovement for renovating their kitchen or bathroom? They have great financing programs, but I"m wondering if they are as unreliable as home depot.
Supplemental Heating
The bedroom in the rear extension of our brownstone is exposed on 3 sides and gets cold in the winter. We are thinking about adding some form of supplemental heat to the steam radiator that is already in the room. One option is an electric flat panel wall-mounted convection heater like one shown in the Home section of the Times today. A major consideration is safety because we have small children in the house. These flat panels are advertised as not getting too hot to the touch and thus safe for children. Does anyone have experience with forms of supplemental heat like this and recommendations on what to do?
Thanks very much.
Plumbers
So, thus far it looks like the consensus is that Gateway is mostly great, but they're high end, meaning they charge a lot. I've checked the posts and it seems like the other folks recommended (John Hlad & Rick Nowak, among them) do good work, too. Who else is good? And are there any anomolies out there (bucking Adam Smith's wisdom) who offer good, quality service but manage to be reasonably priced?
Real Stucco on a frame house?
I am thinking of putting real stucco (not EIFS) on the front of my frame rowhouse to replace the lovely asphalt shingles. Has anyone done this? Any advice? Is this a good idea?
(I have seen everyone's comments about the evils of "synthetic stucco"/EIFS/STO/Drivit but that is not what I am proposing.)
Source for old Staircase Spindles?
Anyone know a good source for staircase spindles? I am in a 1890s Victorian brownstone with 1, just 1!!, missing original spindle. It is an oak, fluted spindle. Anyone have any good ideas about shops that keep stock of this type of stuff? Thanks!!
ABCO Builders energy audit
Thinking of getting an energy audit from this company, and the owner talks a good game and not sure if he is as qualified as he claims to be. Has anyone used this company either for an audit or some work?
October 25, 2006
Tree Pit Wrought Iron Fencing
I got my street tree last year and would like to install a wrought iron fence around it (that are common around older trees). Does anyone know where to get one ... and have it installed?
Thanks.
Carbon Monoxide detectors
I have a smoke detector in my tenant's apartment (it's a two family, we live in the downstairs duplex, tenant lives on top floor.) When I asked both my electrician and plumber whether we should put in a Carbon Monoxide detector, both said i wasn't necessary - that it was more of an issue in the basement. (BTW, we have forced air, gas-fired heat.)
My new tenant asked me about a carbon monoxide etector the other day, complaining that she was feeling "light-headed", and was concerned that she might be suffering from carbon monoxide poisoning. I'm inclined to install the detector! - but also wanted to find out other people's thoughts, as well as making sure of my legal obligations as a landlord. Also - where is the optimal placement for such a detector? (I ended up getting a combination carbon monoxide/smoke detector made by Kidde. is this adequate?) Comments, anyone?
Insulation for insulation - not soundproofing
I've been through the archives - and am still not clear as to the opions when it comes to insulating a brownstone.
We have a crawlspace above the top floor ceiling and below the roof. It has a few skyights. Right now it's empty - and I'm gathering that I can get a significant savings in heat loss if I insulate. I see there's blown-in. Home Depot sells the pink fiberglass kind. What's the best way to go, and who are the best companies/contractors to do the work.
Thanks!
Cuttng Hall Mirror
We have an old hall mirror (abt 6 x 6 ft) that we'd like cut so it's usable as two mirrors. Any idea who to call? We tried Park Slope Glass and their price was high but reasonable, but they were a noshow, no call either. Is this the sort of thing that can be done on site?
Ironworks person
Need recommendations for Ironworks company, reasonably priced and reliable. Need to get some iron grilles and iron doors taken off while windows and doors replaced, and then iron stuff to be put back.
Venting top floor bathroom exhaust fan
We are about to have an electrician install an exhaust fan in our top floor interior (no windows or outside walls--just a skylight) bathroom. If we were to vent it throught the roof, we'd need a roofer as well--the electrician, his credit, would not attempt to do that.I was thinking that it MIGHT be adequate to vent the fan into the cockloft instead. That space has a total of four vents--one in each of the two original skylight housings and two mushroom vents installed when we had insullation blown into the space (by Brooklyn Union Gas--showing how long ago this was done).
Any thoughts on whether venting into the cockloft would be OK? I'd imagine venting through a hole in the roof MIGHT be better, but we'd have additional expense AND I'd like to avoid cuttting a hole through my roof if possible.
Mini-Duct
Has anyone installed any of the min-duct a/c systems like spacepak?
Does it work?
Does it look cheesy?
Can I please come and see it??
Tipping the movers like a restaurant tip
i had researched how much to tip the movers (my first time, i've always moved via uhaul in the past), and the prevailing attitude seemed to say tip $20-25 per mover. so i gave each $25. then the owner of the company called me and told me tipping movers is on the same scale as tipping waiters, 15-20% of the bill. so i tipped what little cash i still had on hand.
is this how everybody else determines tips for movers? if i had tipped at 20% of the cost i would have had to pay $60 per mover. if this is standard, i'm fine with it, i just feel kind of stupid for not knowing the deal.
Insulation - blow in services
We are renovating our garden apartment which will be rented out in the future.
The ceilings are drop ceilings from what I can tell (probably just a few inches below the original ceiling height - still looks like relatively high ceilings for a garden level apartment).
The problem is that I can hear every creaking floorboard or footstep from the parlor floor. It is not like this on other floors of the house. It may be that the original garden level ceiling was completely removed and not reinsulated when the current ceiling was installed, or the space created by the drop ceiling is amplifying the sound.
I want to try to provide some better sound proofing and thought that "blow-in" insulation into the ceiling space would be an option.
What do others think? Would that be an effective sound barrier (I know it would not be 100%, but I would like to reduce the noise somewhat so future tenants can live and sleep in peace).
Any recommendations for companies that provide this service and estimated costs? It is a 22.5 x 45 foot brownstone (though we would not be doing the hallway, so it would be approximately 850-900 sq. feet of ceiling space).
Thank you for any recommendations or advice.
heating problem
We have a 3 floor house, with a gas boiler that heats water for the radiators. The lower 2 floors heat up fine, but the top floor radiators are cold. I have tried to bleed these radiators, but there just isnt the pressure to push the air out of them. The pressure gauge on the boiler reads 16 psi, which i believe is the correct amount. Can anyone suggest anything?......
Where do I get financing on a 5+ family?
Anyone have good rates on 5-8 family multiple dwellings, esp if owner occupied? There are a lot of 5-10 family brownstones for sale, but it seems that very few banks lend in this space.
October 24, 2006
Aurora Plumbing
Just wanted to report a case of very bad service with Aurora Plumbing, since some people had recommended them on the site before. I had an appointment for 1130 am. The serviceman never showed up and when I called at 130 PM they brushed me off telling me he was on his way. By 5 PM he still hadn't arrived but no phone call from Aurora and no apology when I called. Avoid them.
Creative help with Radiator covering
I am looking for creative solutions for covering the radiator in our toddler's room to protect her from a burn. The tricky part is that we are contemplating removing the radiators and moving to forced air heat, so we don't want to spend hundreds of dollars investing in a nice cover. Is there any material that we could safely wrap loosely around the radiator that would offer protection on a temporary basis? It does not have to look great since it is a temporary solution but it would need to be safe for a toddler's room. If not, we will try to get a pre-fab radiator cover, but the cheapest seem to be a least a couple of hundred dollars for our relatively large radiators.
Thanks for your thoughts!
Iron Railing Source?
We need to look into buying a wrought iron railing for our exterior stairs down to ground floor level. It should be large enough to cover three steps. Insurance is obliging us to do this. Any ideas?
"Interior Artist" recommendation
I'm just about finished with my restoration (yippee!!) and it's time to cut some of my little helpers loose. My "artist in residence", Emilia, will be needing some work. She has helped us with stripping and light restoration of wood, faux painting areas that needed to be replaced, hand painting cabinets (she can do various techniques), fine detail paint on medallions and victorian radiators, front door numbers and just plain old patching and painting rooms.
We'll be freeing her up after this week:
devitisemilia@yahoo.com
-Yente
Need heating contractor other than gateway plumbing
Can anyone recommend a professional, reasonably priced heating contractor? I just had a bad experience with Gateway, so am looking for other suggestions.
appliance stores
I feel foolish but I have lost the web addresses to some appliance stores in NJ that had good prices. Now I need them and can't find them. Any pointers would be great. We are looking for a Miele single oven and other sundry items.
October 23, 2006
Brownstone Masons?
Can anyone recommend a company to repair or reface the brownstone? (Sorry, I dont know the terminalogy)
I have used a company called Malek,but I am not so satisfied.
blueboard
Does anyone know where to get blueboard (apparently a type of sheetrock that is good for filling gaps in plaster walls / ceilings)?
Thanks
Restoring Exterior Doors
I am looking for a someone to refinish the exterior doors to our brownstone. These large double doors are in great need of attention and I am hoping someone can tell me if they are even worth refinishing.
Kitchen Counter Install
I'd like to replace my formica countertop with either granite or quartz. Does anyone have a recommendation for an installer? I have already checked out Lowe's and Home Depot, each require payment in full in advance. They also require that I remove the formica myself and that once removed, their installer will come to measure - and two weeks later install the new -leaving me without a working kitchen for the two weeks.
kitchen counter install
I'm replacing my formica countertop with a quartz or granite counter. Any recommendations on an installer? Have already been to Lowe's and Home Depot: each require that I remove the old, pay total up front and wait 2 weeks for new install (leaving me without a usable kitchen).
Tin ceiling repair/patch
I have a tin ceiling, painted white, with some rusty holes and/or rot in a few of the squares. I'd like to make it look new again, without replacing the whole thing. I should be able to get the materials without a problem. Is there anyone who can recommend a person to repair the ceiling so it will look seamless and like new again? Thanks!
Movers
I got two similar quotes from Movers, Not Shakers and Flatrate. Whom would you choose, and why?
Waivers for Tenants during Renovations
I just read a post re: tenants and renovations. One of the respondents recommended giving tenants a waiver. Can you please describe what you mean? What kind of protection did this waiver afford you? Did you draw it up yourself, or have a lawyer do it?
Thanks!
New Wood Floors
I'm renovating my first floor in PS. I was told that the new floors ( unfinished) should sit in the room that they will be installed in for 2-3 weeks before they are nailed down due to expansion and humidity. I never heard this before but am told that it is standard practice. Any thoughts??
looking for a cast iron radiator
I have a small bedroom that needs a radiator. If anyone has a working cast iron steam radiator that they are looking to get rid of, please let me know. I can pick it up.
Cellar Water damage
Our inspector just finished inspecting the cellar of a townhouse we put a bid on. There was visible water damage (looked like about a 6" flood). He could not determine the cause but said it could have been from any one of the following.... Leaking Water heater, there is a new water heater now, Sewage Drain back up, or Storm Drain backup. Obviously we'd like to know if there are problems with the sewage drain and/or storm drain. Do we need to now hire an independent plumber to check out the situation? If so, can anyone help me out with how intensive/costly the whole process may be to get a professional assesment? Thanks.
Asbestos and Lead
We put in a bid on a Park Slope Townhouse, and the inspector just inspected the place, but made no mention of any Asbestos or Lead in the structure. Do we need to hire seperate agencies to inspect this for us and does that usually happen before we go into contract?
Any info would be greatly appreciated.
Small Bathroom Reno
We have a small bathroom, that desperately needs to be updated. No real design needed, there is one way and one way only to lay out the room. Just want to re-tile, get a new tub, toilet, sink and paint.
We received a quote for labor & construction of $18,000....does this seem excessive? It does not include any tile, fixtures, tub, etc...those are all separate. I was hoping to dot he entire thing for closer to $10,000...is that possible?
Exposed brick
I want to expose one wall in our brownstone. I have heard many different views on this. (Do it, dont do it, etc) Why are so many people against it?
Secondly does any one know someone to do this a GOOD CONTRACTOR, OR a good friend with experience. Please respond. Thaks
October 22, 2006
home radiators - how to adjust?
we have two of those steel radiators that are really heavy in our apt that serve as heating units. since i've never been in a rental like that, can someone let me know how i can reduce the heat that's coming out of it?
turn left? the black know? what if there's no knob, and only a screw/bolt?
Sunset Park?
What is area around 60th Street and 8th Ave in the heart of Brooklyn Chinatown? Is that still considered Sunset Park or is that Dyker Heights? Trying to find a house or apartment around the upper 50s between 7th and 10th Avenues.
Repointing Help Please
I hired a local facade company to do "necessary repointing" on the rear exterior (21' wide/4 stories) & I'm dissatisfied with the finished result; there are many spots/holes visible that still need filling. They're willing to come back and repoint more, but they're telling me that I really needed to have the entire back "granded" and repointed entirely (not sure if I used the right terms), and that would be an additional $2500. I feel like it's a bait and switch; that they should have evaluated that correctly at the beginning, but I'm not sure if the patchwork is worth the money...if, even when they come back, the results will be OK. So the question is if "necessary repointing" is ever worth the money and/or if I should just do the whole thing over. One background note, my inspector told me the back would need repointing when I purchased the house 6 years ago.
Repointing Dramas
I hired a local facade company to do "necessary repointing" on the rear exterior (21' wide/4 stories) & I'm dissatisfied with the finished result; there are many spots/holes visible that still need filling. They're willing to come back and repoint more, but they're telling me that I really needed to have the entire back "granded" and repointed entirely (not sure if I used the right terms), and that would be an additional $2500. I feel like it's a bait and switch; that they should have evaluated that correctly at the beginning, but I'm not sure if the patchwork is worth the money...if, even when they come back, the results will be OK. So the question is if "necessary repointing" is ever worth the money and/or if I should just do the whole thing over. One background note, my inspector told me the back would need repointing when I purchased the house 6 years ago.
maspeth ave in williamsburg
Just wondering what people's thoughts were on maspeth ave in Williamsburg (near the 3rd stop on the L in bkln). I was considering buying an apt in that area, but there is that hopsital which is now a shelter and some low income housing projects near there and a good bit of industry at the end of the road.
Any thoughts/advice would be great.
cheers,
s
Small Jobs Contractor?
Does anyone know of a reliable and reasonable contractor who is willing to do a series of smaller jobs? Minor renovations and installations needed--an extended wall, modular cabinet and shelving installations, hanging light fixtures, stone and wood veneer applications, etc. Thanks!
Brownstone Renovation Yard Sale
202 12th St (btwn 3rd and 4th Ave) South Slope/Gowanus 10AM-5PM
Clearing out the entire house...100's of CD's, Appliances, Furniture, Clothes, Toys, Electronics, Baby Gear and much more!
Refrigerator, Stove and Dishwasher (all small) perfect for rental apartments.
October 21, 2006
Sign Writers?
We've recently replaced the glass on our front doors and I'm looking for someone to paint our house number on the glass (gold leaf, etc.).
Any recommendations?
park slope craftsman
Is this establishment still in business? They neverseem to be open. Has anyone dealt with them recently?
floor installation -- at beginning or end of renovation?
We are renovating and will be installing new wood floors. Our contractor says that we should install them now, very early on in the renovation process before walls go up and so on. He says he'll put plywood over them so they don't get damaged. This seems wrong to me. It seems like they should be the last thing to go in. I generally trust him but I want a second (or third) opinion on this one.
Thanks.
Facade cleaning
Our co-op is recovering from a recent pigeon infestation. We want to install spikes on all the ledges, but first want to clean off all the accumulated pigeon crap. Can anyone recommend a good company that will do the cleaning? Thanks.
Steam Heat Conundrum
We have a two-story building with basement. Ever since we moved in 5 years ago, it takes the steam heat from our boiler much longer to reach the front of the house than the back, even though the boiler is at the front of the house and the pipe run is therefore much shorter. My plumber and I found a length of supply pipe along this line that was improperly pitched, and had some water trapped in it. We corrected that, but it made no difference. My plumber is a good one, and he can't figure out the problem (if it was just a question of radiator bleeding, he'd know it). He has suggested putting a ball valve at the beginning of the supply pipe to the back of the house, so that we can adjust closure/oppenness and force more steam to the front of the house. Does anyone have enough experience with these issues to know whether it's a good or bad idea? Alternately, does anyone have experience with a heating diagnostician who might be a little more sophisticated in their analysis of our problem? Thanks in advance...
October 20, 2006
Worst Contracting Experience
The time has come to let the readers of the Brownstoner know what contractors to avoid. Instead of asking for recommendations, I'm asking for who to avoid. We all know Dollar Construction is #1 on the list. Any others?
Exterior Parlor flr entry light fittings
Any recommendations on shallow light fittings for high up either side of the main entrance? Am looking for an inexpensive pair of fittings that will sit in from / largely hidden by the brownstone facade. We have an italianate brownstone with curved top wood moldings over the top of the entrance leaving some space for a pair of lights in the corners.
ventilated iron grate
We need to bring fresh air into our boiler room. We have a louvered vent in the wall, but the big metal slab covering the hole it leads to outside is blocking the flow of air. I was told I need an iron worker to build me a metal cover with a slanted opening covered with wire mesh. Supposedly the rain runs off this so it doesn't flow into the basement, but air is able to get in. I have seen these things in front of brownstones around Park Slope. My question: do they really keep the rain out? I have my doubts. Am I making any sense??
"Fedder's-Building" Phenomenon
I'm a grad student at NYU's school of journalism. Basically, I'm intrigued by the Fedder's-building phenomenon/problem that has been rapidly spreading across much of Brooklyn, as I know many of you are too.
I would like to explore this issue in an article. I would like to talk with anyone who has relevant knowledge of this subject, i.e. anyone who:
i) knows of any possible building code violations in the constructionof the buildings, ii) works in the development/construction industry and would like to defend these buildings, iii) lives in or knows anyone who lives in one of these buildings, iv) is working against, or knows anyone who is working against the proliferation of this sort of building aesthetic in Brooklyn.
With that said, I would truly appreciate any insights or leads that any of you might be able to offer.
You can contact me at atriss@mac.com.
Thanks in advance.
Radiators won't heat
We have a three-floor brownstone. The radiators get progressively cooler as you go up. On the top floor, they barely heat up but the downstairs one are super warm. I have called a plumber but would love some insight into what this could be. If anyone has a clue, I'd love to know... before some plumber tries to tell me I need a new $15,000 boiler. Of course I am terrifed that may be true. Thanks so much.
Basement apts
We're thinking about moving into a first floor and basement apartment; bedrooms are in basement (which has small windows). Any feedback from people that live in this kind of apt? Benefits? Negatives? Thanks,
bathroom vanity
Can anyone recommend a local (NYC and surroundings) store that sells high quality bathroom vanities that are not outrageously priced. We are looking for a two sink, 60" contemporary design solid wood vanity. We are having a hard time finding anything that we don't have to order for 4-6 week delivery (not to mention the crazy prices they carry). We need it for pickup or immediate delivery.
Renovation cost
For years, I was told the rule of thumb per floor for a gut renovation was 100k. Do people think that is still true? I am trying to budget renovating two floors in a 20X 60 brownstone, not including a kitchen. I know it's hard to say without seeing..in the same way doctors won't comment on patients..but what are people's gut reactions? (No pun intended)
Looking For a Realtor Recommendation
Hi,
Does anyone have a real estate agent that they would recommend working with? My brother and I are looking to purchase a two- or three-family home in the Cobble, Carroll, Boerum or Clinton Hill area.
Thank you.
Historic Home Threatened
I just noticed an historic home for sale on Property Shark that is in danger of being torn down. This is in Crown Heights, just outside of the newly proposed landmark district. The problem is that the 3200 square foot home is on a huge 50 x 150 ft lot allowing for over 17,000 feet of building rights. The price of $1.75M would never fly for the home alone but is attractive to a developer who would tear it down and build from scratch.
live gas lines leftover from the olden days
We have been surprised by the existence of live old-school gas lines that once lit our nearly 100 year-old home. I've gotten several different recs from folks so far ranging from "it's lasted this long without any problem," to "get the hell out of there as fast as you can and rip up all of the walls and ceilings until you can cap it at the source." Has anyone else experienced this? Did you freak out (like me)?
WBFP -
Has anyone restored a wood-burning fireplace, i.e. clean out flues, reline chimney? How much of a premium does it add to a house - say I go from zero working fireplaces to 3, or 0 to 1, or 0 to 6?
Brownstone Coop board... using my original fireplace
I own an apartment in a turn of the century brownstone in Park Slope. Since moving in a year ago I had ignore the not used in 30+ year old original gas fireplace. I had a contractor over to spec out the needed code fixes to make it usable. The person that runs our board indicated that she didn't think it was safe to make it usable. Have other Brooklyn-nites been through the process of selling this to their board? I assume the coop has final say but I have never done anything like this and I do not really understand my rights.
LOOKING FOR A ROOFER!
we are looking for a good roofer: someone honest, careful, and not exorbitant.
any recommendations?
thank you.
October 19, 2006
fire alarm code requirements
What are code requirements for fire alarms in a brownstone (2 fam) particularly with regard to battery powered vs wired? I understand that we need one in each kitchen and one within 12 feet from a door to each bedroom. Does it satisfy code to place wireless fire alarms in these spots or do I need to get them hardwired? Thanks
Dollar Construction
Dollar Construction (Hassan) and 3-Brothers Construction (same family) are crooks. They walked away from my job after collecting 2/3rds of the payment, and finishing less than half the work, because I refused to pay any more until the work was finished. They did this on two jobs they were “working” on concurrently on my street. A really expensive mistake (over 10k), and an absolute nightmare that I am afraid is going to get worse because the shoddy work is going to require a complete teardown and redo in many areas. I am so upset and frustrated, and I really should have known better then to give them more then ½ the agreed upon payment. A day after leaving the job less than half finished, all contact numbers I was given have been disconnected. I’m at the end of my rope. Any thoughts, ideas?
exterior brownstone work
We have an already-painted brownstone that needs work. Can't really afford to have it re brownstoned. Has anyone had their brownstone painted, and if so, do you know how long it should last? Any recommendations on people to do it?
LANDLORD WITH POTENTIAL LEAD PAINT ISSUE
I am a recent owner of a 4 family building (4 years). I just rented one of the apartments. I was just told that she found some position lead paint spots in the apartment. Does anyone know the name of a inspector or company that can confirm this for me and does anyone know what it entails in terms of cleaning it up.
By the way, I lived there myself for two years and none of my current or previous tenants expressed any concern. Advice?
Anyone heard of Brattchi - cabinet source?
A mention was made on the Renovating on the Cheap blog (http://renovatingonthecheap.blogspot.com/2006/10/three-solid-wood-cabinets-130.html)- a good one, btw - of a local source for decent inexpensive cabinets. The shop is called "Brattchi" - and I can't find it with Google. Anyone familiar with this place?
antique iron fence available
We saved a great old iron fence from demolition on our block. Needs a home. Will email pictures on request. Approx. 20-25 feet long. Will need to be stripped. $150.
afhill@gmail.com
Ballpark price for shower reno?
I have a leak in my 3' by 4.5' shower stall that requires demoing, replacing the floor pan, and rebuilding/retiling the entire stall (with white subway tile). I was quoted $5,000-6,000 by a highly regarded contractor. Does this seem in line with comparable projects? Thanks.
Pipe Insulation
I just had the asbestos insulation removed from the pipes in my basement for my hot water radiators. it's good that the asbestos is gone, but now i need to insulate the pipes again. any suggestions for the best/most efficient way to do this?
contractor for bathroom reno
i'm looking for a contractor who will work on my bathroom in prospect heights. it's a pretty small job (demolition, putting up new walls, tiling a shower and floor, and installing a medicine cabinet and light fixture) in a very small bathroom, so i'd also like to get a good price on it. any recommendations? thanks for the help.
contractor for bathroom reno
i'm looking for a contractor who will work on my bathroom in prospect heights. it's a pretty small job (demolition, putting up new walls, tiling a shower and floor, and installing a medicine cabinet and light fixture) in a very small bathroom, so i'd also like to get a good price on it. any recommendations? thanks for the help.
contractor for bathroom reno
i'm looking for a contractor who will work on my bathroom in prospect heights. it's a pretty small job (demolition, putting up new walls, tiling a shower and floor, and installing a medicine cabinet and light fixture) in a very small bathroom, so i'd also like to get a good price on it. any recommendations? thanks for the help.
contractor for bathroom reno
i'm looking for a contractor who will work on my bathroom in prospect heights. it's a pretty small job (demolition, putting up new walls, tiling a shower and floor, and installing a medicine cabinet and light fixture) in a very small bathroom, so i'd also like to get a good price on it. any recommendations? thanks for the help.
tenants and renovations
I keep reading about renovations and I would assume that majority of brownstones are not single family. When owners write that it took a long time ( or it is taking a long time) to finally complete renovations I think that not everybody could afford to keep rental units empty for the full period of renovation.
Also, if it is a 3 family house, sometimes renovation is needed in one unit while tenants live in other.
Sometimes it is impossible to contain noise during the day ( for example when you install new floor).
Provided that landlords are reasonable and try to make house as comfortable as possible (clean everything, try to do everything as fast as possible, work it going only during work hours) how do you resolve tenants complaines if they choose to complain?
does it mean that you practically can not do any serious renovation (except may be painting) if you have tenants in place?
October 18, 2006
Your real estate saga
What's your saga? When did you buy, what was your income when you did, what was the setup (co-op/house/etc), how did you get your downpayment? If you haven't bought, what are your plans?
Landlord Tenant Lawyer?
I've been asking around for landlord tenant lawyers and I've had a couple of recs for:
Marcus Attorneys in Fort Greene
Sanders & Eisner in Brooklyn Heights
Any experience with these folks? Any recs for other landlord tenant lawyers?
Thanks!
new boiler
Not that I'm seeking something for nothing, but I've heard some gas companies will offer you a free gas boiler to induce you to convert to natural gas from oil. Does anyone know who is still running these programs and -- here is the payoff -- whether they will offer a free boiler to induce a customer to not convert back to oil? (We have an old gas boiler, that was converted from oil.)
If not, can anyone recommend a good, efficient gas boiler/company to install, for a 3 story, one family townhouse?
location of security system keypad
We are looking to install a security system and i am interested in where others have put their keypads. Do you have it in the Parlor vestibule (and if so, if you have double doors, on the side of the door that opens or opposite side)? If not, where do you have it in the Parlor & why? Thanks
Wine Cellar
We are interested in building a wine cellar in our unfinished basement. Does anyone know how to go about doing this or have an architect in mind that specializes in this kind of project?
Build it Green! NYC
I was just informed by a customer of mine ( i am in the restaurant business) of this place "Build it Green! NYC" a non-profit salvage surplus warehouse.
It seems they receive donated material from construction sites and re sell it at really affordable prices. Their website is www.bignyc.org
Chimney Season
After reviewing the previous posts on this topic, it seems that the following companies come with decent recommendations:
Violations / What Happens
One of my condo neighbors did a reno without a permit and another neighbor wants to report it to the department of buildings. What happens? It's an old building and probably has multiple minor violations. Does the D.O.B. check everything or just the job complained about?
OUTDOOR CERAMIC TILE ???
Does anyone have suggestions of vendors to purchase Ceramic Tile for OUTDOORS? I want to tile a large portion of our backyard...(think Morrocan style...) has any one done this? Any tips?
To All Brownstone Owners & Brokers:
As a current tenant experiencing considerable difficulty with the owner of the family-owned brownstone I live in Park Slope, PLEASE be upfront and honest (or have your broker be) with your prospective tenants about "quirks" of family-owned brownstone living. Including, but not limited to:
Mail going to the owner's apartment only, who must then distribute the mail, at their own leisure. (And please make plans to have someone pick up the mail when the owner goes on vacation.)
Installation of cable that has to be done at the convenience of the owner (because the connection comes through his backyard) or in our case, the backyard of the building next door, so not only do you have to work around the owner's schedule, but that of the people next door.
If you are not going to employ a super, or barely employ one, please be upfront with the tenants that they will be responsible for all upkeep, including common areas. (In fairness, all expenses are always deductible from rent, but it's the time factor of finding repairman, etc.)
Please do NOT assume that everyone understands these things about family-owned brownstone living. If someone had explained this to my partner and I what we would have to deal with, we could have at least rented our place with our eyes wide open, instead of having to deal with this retroactively, and being told "well, that's just the way it is in these brownstones."
And renters, ask questions! Be persistent. Do just not be bowled over by the beauty of the brownstone, and your luck in finding one...
Thanks.
New Moldings
We've just moved into a 950 sq ft walk up in Park Slope. We're considering replacing all of the moldings (floor, ceiling, windows, door frames, etc.) to give the apartment a more polished look. All of the above have been painted and repainted so many times - they are just not in great condition.
Could anyone recommend a contractor who isreliable and reasonably priced? Also, any ideas on how to estimate a price for this work? Thanks.
Flea Markets, Salvage resources, etc.
I trekked from Brooklyn to the Demolition Depot in Harlem yesterday. It's my new favorite store. Friendly service, great use of technology (you gather the numbers and then you can look up the items and prices yourself), and good stuff. I also went to the salvage place in Clinton Hill recently. Great prices!
Are there any other places in and around the city like this? Manhattan doesn't have a lot of space, so I would think that there may be more places with great salvage and wares in the outer boroughs, slightly upstate, in New Jersey, or even close by in Connecticut. Any thoughts? Hell, are there any good flea markets around with a variety of goods beside the one in Chelsea?
October 17, 2006
Floor moulding
Floor moulding question..... We are replacing an "industrial type" wood floor with white oak flooring. There are 14 inch baseboard floor moldings. I have been advised that to get the best results we should pull off the current baseboard floor moldings before putting in the new floor and then put in new flook baseboard mouldings. I have also been told that another solution would be to not remove the current floor/wall mouldings but to put the floor in and then add a small "quarter round" moulding or something like that on the floor at the base of the current floor moulding. Has anyone gotten a decent result without removing the existing baseboard moulding?
Brownstoner.com LA?
Recently moved from FG to Venice, CA -- anyone know of a site like Brownstoner.com out here?
Water Bills
For years, I got very reasonable water bills in my four story CH brownstone. About a year ago, the bills went through the roof. I replaced a toilet, suspecting a leak, but even so we are now paying about $3 a day, up from $1 a day. Has anyone else seen their bills dramatically increase? I have requested a "water audit" by the DEP and am waiting to hear.
LOOKING TO RENT !
Hi - am a Brit looking to move from her 'this will do for now' apartment in Chelsea into a 'now, this is home and I even have room to cook' in Brooklyn.
Good job, references and all that admin available. Cant bear to go through brokers or live in an anonymous block. Completely respsonsible when I need to be, can make a great cup of tea and will politely laugh at American jokes even though I'm English and can dog sit if needbe.
In an ideal world, would love space, light, outdoor access, reasonable rent and nice landlords.
Any offers please??
Refrigerator Repair
Can anyone suggest a good refrierator repair person, preferably in or near Brooklyn Heights?
Thanks
Where to find old photos of house?
I've seen some people in the reno blogs have old photographs of their houses from the 30's or 40's. They look to be old insurance or property tax photos. Where are those found? I know in some towns and states the old insurance records and photos are handed over to the historical societies. Any tips on special internet searches, or historical societies, etc. that anyone here might have is welcome and appreciated. Specifically, the house we just bought is in Lefferts Manor if there is advice for finding old photos of the homes in that area. Thank you.
Custom Closets
Anyone know a good custom closet company with reasonable prices? Looking to do a bedroom closet, pantry and hallway closet. Any suggestions would be much appreciated. Thanks.
Rubbish Removal
I'm redoing my backyard and had to demolish the previous concrete patio, leaving me with a nice big pile of concrete and rock.
Anyone have a rubbish removal service that they'd like to recommend?
Thanks!
thermostat
I own a 3 family brownstone corner property. The top two floors are rentals and I live on the fist floor,ground floor and cellar. Presently there is only one thermostat for the entire home and it is located on the ground floor. Where is the best location for the thermostat? The 1st floor consist of the livingroom,diningroom,kitchen and 1/2 bath. On the ground floor is three bedrooms, two bathrooms and a TV room. The cellar is a workshop.
October 16, 2006
insulation in crawl space
My crawl space is 3 feet high and i want to put insulation in there .My house is a fully attached brick.I can fit in the crawl sapce lol and could put r 19 or r38 insulation . Any suggestions on how to and what type of insulation?
illegal wall
long story short: my wife & I are trying to buy an apt. in which the dining room was walled off to create a second bedroom. The apt. is in a co-op & the owners apparently didn't do the proper paper work or something when they built it & now that it's for sale there is some question to the legality of the wall. They are trying to sort it all out & make it "legal" now, but it seems like it could take some time. Would we be crazy to go into contract on this place before the wall thing is resolved. Does anyone have thoughts/ experience with this sort of situation?
Thanks
Rust in my boiler
I have a Burnham gas-fired boiler. The water level is at the 3/4 mark, but it's all rusty and gross! I would presume that the problem is oxidation - the new water entering the system is reacting with the pipes. Could I have a constant influx of new water, thus indicating a leak? Does the rust make the system less efficient? How can I reduce the amount of rust or get rid of it completely? Someone had mentioned Hercules boiler cleaner. Anyone tried it?
Oil Removal -- recommendations?
I have to remove oil from my tank (switching to gas), and am wondering if anyone has an oil company they worked with who did a good job (clean! signed off the required paperwork!).
ISO porch balusters/spindles
do you know where i could find some samples of various styles balusters/spindles for a porch remodel? I need something nicer then the selection at homedepot and the local yards dont carry those..
thanks
Knotty Pine Panelling - what to do
Just bought a fram house that has knortty pine panelling thorughout the finished basement - quite the hunting lodge feeling. We want to remove it but have heard that it provides insulation. I am asusmiong we can paint it - although it needs to be sanded first as it has been varnished. Anyone have any expereince with this type of panelling?
The Domino Sugar Factory- How do you feel?
I'm a Journalism student doing a piece on concerns about what is being done with teh Domino Sugar Factory. I would like to hear what people think should be done with the property, in addition to what they thing WILL be done, and also there reasons for their perspectives.
Also, I may need to contact you with followup questions, or arrange someway to make an attribution- so I would really appreciate it if you could send me your email or contact info to
paa229@nyu.edu
replacement for mantle
We are removing from a 10 foot wide bedroom a wooden fireplace with side collums mantle that juts out about 8 inches from the fireplace, to eliminate an eyesore and save some space. What options do we have for replacement that does not take up so much space in an already narrow bedroom? Is there a "mantle-less" covering (like the metal summer front that was within the mantle) that traditionally goes in front of the opening for the non-working fireplace with no mantle, do people usually just brick it in or sheet rock it over, or what?
Condos?
Any info on the condo development project at Dean and Boreum Place? I think the address is 44-54 Dean...
Copper Sinks
I am considering buying a small hammered copper apron sink. How does one care for copper? Is it durable? How does it age? And, finally, any sources for inexpensive copper sinks?
What are the pros and cons of copper sinks vs. other options in the kitchen?
How to finish a wood kitchen countertop?
I am considering using bamboo plywood for a kitchen countertop. It will surround the sink and will most likely be soaked in water much of the time. Any suggestions for protective finishes?
Furnace (forced air) Repair Service
Can anyone recommend a service company for a gas forced hot air furnace? Many recommendations come in for Gateway, who only service boilers...
Thanks!
Double-height living space redux
Okay - redux, in the scheme below, where would you place your kitchen - parlor or garden and why (besides the ease of bringing in groceries)?
We have a 4-story 17-foot brownstone - single family. We are thinking of having the kitchen in the center of the parlor floor, and having approx. 10ft of the rear parlor floor removed to create a double-height living space in the garden floor. What do people think of this? Several real estate agents have mentioned their discomfort with the loss of square footage & the loss of living space on the parlor floor (one's "best" floor), and others on another infamous message board say that it's a dumb idea for the loss of space reason & also the idea that you're grouping furniture on the periphery of your living space. We are concerned that this is a big turnoff when we sell the place.
The back wall of the garden floor would be removed and high (hopefully handsome) glass doors will be installed. There is some detail left, fireplace mantels, but not much else.
L.L.C information
Does anyone know about Limited Liability Corps. with respect to browstone owners. I have a four family being used as a three with two rental units and was told that I should register as an L.L.C. Is this a standard practice that I wasn't aware of? What is the benefit over and above the usual forms of coverage? Do most of my fellow homeowners have this?
As the person who suggested this is a RE broker I would prefer a second opinion. Thanks.
Chimney problems
I recently closed on a house in Sunset Park and had a chimney company come to check the flu for my furnace and hot water heater. They, like another company that came a few weeks back, said that tiles were falling off and the inside of the flu was badly corroded. They said it would require a metal liner. I've read some of the postings on here about this type of problem and it all sounds fairly par for the course. The only catch is I had a home inspector check out the house 6 months ago when I initially put in the offer for the house and he inspected the chimney and said it was fine...didn't need any work. Both chimney contractors were amazed that the home inspector would have said that because they said the horrible condition is obvious to anyone just gazing down the chimney...nothing is hidden or concealed and the inspector should have seen it. I wonder whether I have any recourse...anyone have thoughts?
October 15, 2006
Ye Olde Shutter Repair?
We just spent a small fortune getting our old shutters stripped by Big Apple, but they need some small repairs/replaced slates before we rehang them. Any suggestions for who can do these small repairs?
wood flooring
Does anyone have walnut floors? Any complaints? Trying to figure out which wood to choose. If anyone has any opinions at all about any woods, please feel free to express them! Not crazy about oak, and want something medium hued. We're thinking about bleaching the walnut a little.
Thanks.
Your most visceral, honest gut reaction
Not that I would expect any less from Brownstoner posters. We have a 4-story 17-foot brownstone - single family. We are thinking of having the kitchen in the center of the parlor floor, and having approx. 10ft of the rear parlor floor removed to create a double-height living space in the garden floor. What do people think of this? Several real estate agents have mentioned their discomfort with the loss of square footage & the loss of living space on the parlor floor (one's "best" floor), and others on another infamous message board say that it's a dumb idea for the loss of space reason & also the idea that you're grouping furniture on the periphery of your living space. We are concerned that this is a big turnoff when we sell the place.
The back wall of the garden floor would be removed and high (hopefully handsome) glass doors will be installed. There is some detail left, fireplace mantels, but not much else.
O Brownstone readers, hit me with your worst.
Hooking up a dryer
Hey can anyone recommend someone for hooking up a gas dryer? The new dryer's flexible gas pipe is way smaller than the flare adapter on the gas line. The gas line looks like 3/4" and the flex dryer connection is 3/8".
Any advice on doing the hookup on the cheap would be helpful.
What floor kitchen?
If you had a 4 or 5 floor single family house, would you place the kitchen on the parlor or garden - and how would you integrate those 2 floors as one living space?
Sears windows?
Does anyone have experience with Sears vinyl replacement windows? How to they rate compared to the usual vinyl suspects, and what about Sears installation and price compared to others? I have been reading the "windows" posts but haven't seen reference to Sears. (I have a bunch of windows where the high end Marvins etc aren't necessary).
Seeking architect
Could someone recommend an architect for a kitchen/dining room renovation in a pre-war coop? Thanks
Seeking architect for kitchen/dining room
Can someone recommend an architect for a kitchen/dining room renovation in a pre-war coop? Thanks.
Dual-flush toilets - easy to maintain?
My husband and I are considering dual flush (euro style) toilets in our house. Do they have the same internal components that American toilets have? I basically want to know if it's easy to replace parts and fix leaks without calling a plumber.
Any experience with "landlord thermostat?"
I have a four family where the heat is running nearly twice as much as the other four family (where i live). I had a heating contractor come by, and he said the only thing they could recommend would be a "landlord thermostat", that runs based on the outdoor temperature, and apparantly maintains a more stabilized temp inside, and thus runs the boiler less. The downside is that its $2000. Does anyone have experience with this? Would the savings justify the cost?
Do we need to replace the roof?
We've had a leak from the roof into our top floor apartment. Our contractor, who was renovating another apartment at the time, "flashed" the area, and said if however the leak continued, he would need to replace the rubber roof. I believe this was based on the overall condition of the roof. I'm wondering if it makes sense to try and "find" where the leak is coming from, or just go ahead and replace the rubber roof? Thoughts?
Another tenants nightmare
Our tenants complained about mice problem within a week after we told them that we want to increase rent. ( I was an original poster on topic when we had new floors installed and tenants went wild on us).
We never saw a single mouse in our apartment on the first floor. Second floor apartment was empty until now, we painted walls, reconfigured closets and never saw any evidence of mice in this empty apartment as well.
Our tenants repeated several times that they think that mice was a result of renovation (scared, disturbed by renovation). But by the time they complained all renovations were completed weeks ago. Tenants never complained during renovation. And this was before we put new floors.
Because we do not have mice in other apartments we think that mice came from the other building as a result of extermination ( they live on the top floor, so, roof would be the road).
So, we believe that mice in this apartment is not a result of anything that we were doing in our house but we understand what they are trying to pull.
We would rather not call an exterminator. Out child has PDD and we would try to avoid extermination related chemicals in our house because they are proved to be harmfull for neurological system.
For the same reason (PDD) we had our child tested for lead twice since we moved to this house (in two last years, first time it was after big renovation). Both times test was negative.
So, when our tenants tried "lead dust could harm our child" road we were pretty confident that we are fine.
But now we are highly uncomfortable. They receive some mail from their lawyer whom we happend to know is advising them on tenants issues. We are thinking of where they can get us.
Obviously we are not doing anything illegal: Apartment that they are renting is one of the nicest in this area ( and they told us so when they just rented it). We are tryiing to provide all the service that could be expected and then some more. But there is always something and anybody is vulnerable.
Now back to the rodent problem: can thay build violation case on this? Is it possible that we will be forced to use exterminators? Currently we asked them to try mouse traps. We had really bad mice problem (sudden massive invasion) years back when we lived in other place and we relatively easy cought them one by one withing one month without any chemicals.
Do you think it is premature to get lawyer involved on our side?
There were no other develoment except complaints from their side but those mail that they receive does disturb us.
It best situation we would prefer for them to buy something as they want ASAP and move because we feel more and more uncomfortable with their complains and not very friendly conduct (Wife at least smiles and saeis Hi, but husband does not even return greeting).
But may be we are just overeacting and this is simply normal grumpy conduct of bitter tenants when they receive rent increase.
( We did rent other apartment that is slightly smaller and darker for a 1K more and even on that we gave new tenants some discount because we liked situation and terms of our new agreement).
So, what do you think, seasoned landlords? do we worry prematurely? Please share your wisdom with new landlords! I think all landlords ( not just us) would be really gratefull.
October 14, 2006
How was Pipe Doctor for an oil to gas conversion?
Has anyone ever used Pipe Doctor for an oil to gas conversion? Were they quick with their work and professional? The last time i did an oil to gas conversion, the company took over a month before installing the boiler, claiming the permit took 3 or more weeks to come out. Is this true, or did they put my job on the bottom of the to do list? I just want to know if Pipe Doctor finished everything on time and did a decent job. Thanks everyone for your help.
Plaster Ceiling Decorations
I just purchased a turn of the Century row house in Lefferts Gardens. My new (very old) house has ornate ceiling plaster on the second floor. Does anyone know where I can find replacements or a master plasterer to recreate these gorgeous ceiling decorations?
Free Arbor!
Arbor is good for lighter vines such as clematis, morning glories or roses. It is not strong enough for wisteria. It comes apart in 3 pieces so it will easily fit in a car (or subway). Size is 78" high, 37" wide, and 24" deep. It is out in front of our house—just swing by and pick it up: 561 47th Street, between 5th and 6th avenues. If you want to confirm that it is still here, call 718-506-7509.
Anatomy of a Brownstone Part III Inside and Outside
Anatomy of a Brownstone Part III Inside and Outside
Saturday October 28, 2006 1 p.m. to 5 p.m.
300 Jay Street (at Tillary), Downtown Brooklyn
Admission is $35 per person,
Phone Registration with Credit Card 718.552.1170
New York City College of Technology (City Tech) is offering an afternoon seminar, “Anatomy of a Brownstone III: Inside and Outside,” on Saturday, October 28, 1 p.m. to 5 p.m., in the Atrium Amphitheater, 300 Jay Street (at Tillary), Downtown Brooklyn.
Admission is $35 per person. Pre-register by calling 718.552.1170.
“Brownstone III” explores the process of renovating and restoring a brownstone. Academic and industry experts will provide historical context and practical information on how to merge old world quality with new construction. Presentations will include a case study in working with an architect, obtaining Landmarks Permits, locating furnishings that blend old and new, and undoing a previous owner’s mistakes.
"Anatomy of a Brownstone" is a collaboration between the City Tech’s Division of Continuing Education and the Department of Architectural Technology. This popular ongoing series features lectures and discussions on the art and science of restoring, renovating and living in a brownstone.
Combining both academic and consumer-oriented information in an afternoon of fun-filled learning is a major goal of the seminar series. "Brooklyn is rich in history, with lovely homes," says Dr. Carol Sonnenblick, dean of continuing education at New York City College of Technology. "We feel that City Tech can be a wonderful resource for its neighbors."
dsalomon@citytech.cuny.edu
Real Estate CEU Credits are available for this course
General Contractor Needed
Hi - I am in contract to buy a large one bedroom in Brooklyn Heights. The apartment needs major work (kitchen, bath, floors, windows etc.) I would appreciate any recommendations for GCs and/or indivduals to help with the various areas if I decide to act as my own GC (eg a plumber, electrician, window person, etc.). The apartment has many pre war details that I would like to preserve so I need someone with experience in restoration projects.
Many thanks.
H
exterior door
I need to replace the exterior door to the backyard . It is a small door and an odd size. My brownstone is in Clinton Hills. Any suggestions for carpentry work?
Controlling tenant’s heat
We plan on upgrading our thermostats to digital models for the two rentals in our home. I’d like to program them to lower the heat at night. Is that a violation of the law? What is legal and what is common practice? Can I set a maximum temperature so that it can’t be set to 90? Finally, can someone recommend a thermostat that accommodates limited permissions for tenants? Our tenants are not very “green”. They ran their AC’s on mild days and when they were not home. If I can impose a more sensible use of the gas, legally, then I certainly will.
Home Improvement Nightmare
We hired a NYC licensed GC (Handy Home Improvements) in mid-July to renovate my kitchen and my boyfriend's entire apartment. Our BHeights coop board gives 60 days to complete (or $100 day fine for each apt thereafter). We discovered GC was working without a permit for a month in friend's apt (and just last week got a permit, after much begging) and is now balking at getting a permit for mine. Day one he told me I needed to pay $400 to move a pipe. I reminded him that was included in plans and his bid and refused to pay. So he refused to move the pipe, instead ripped out the back of my Thomasville cabinet base, cut the metal drawer guides to fit the pipe and now my sink won't fit. He doesn't return my phone calls. Our architect has to supervise his workers when they show up. He made our architect pay for mouldings he agreed to supply under the contract. We have had to slip his plumber money to get him to do work. Architect is fed up but doing what she can to help. Boyfriend's apartment is only half finished. GC agrees to everything, does nothing. 60 days has passed. We paid about 1/2 of contract. Our architect says a new contractor will take even more advantage and process will take too long (i,e, withdraw GC's permit (the one he finally got) and submit for another). Could use seasoned advice. Short of shooting GC what is our best avenue to resolve this quickly?
October 13, 2006
New Bathroom Estimate
I need to renovate a bathroom. The guy doing it is a g/c and I've used him for sheetrocking and he is excellent. He's hung a door and will also sand/stain/poly all my floors. He does a lot more and I feel fine to use him. Just wanted to know if his price sounds about right for the following:
*all necessary demo
*backer board install
*waterproof sheetrock install
*tile the walls (4ft up)
*remove cast iron tub, toilet and sink
*re-sinstall cast iron tub; install new sink, toilet and sink hardware
*put up medicine cabinet
*lay down new marble saddle at door
(leaving original tile floor and tin ceiling alone)
I supply the tiles, the toilet, sink and hardware.
The room is approximately 6.5 ft X 6 ft with 9 ft ceiling.
His price is $4,300 sound (says he needs 1 1/2 week to do it).
Thanks for your opinions.
Jerry
Adding architectual detail
My 3-story frame house is over 100 years old, but during a 1985 renovation, almost all the original detail was removed. The rooms are mostly sheetrocked, and quite charmless.
I would love to add woodwork, moldings, columns etc., but don't want to overload the small space either. Who can I turn to to get advice on what would fit this house -- are there any carpenters that you know of, or interior designers who specialize in this kind of thing, and could help me in the designing stage?
Thank you!
More on forced air heating
We just bought a house with forced air heating, and I would like to know (1) where is a good place to get a service contract for the gas furnace; and (2) where is a good place to attach an automatic humidifier to the furnace?
Many thanks.
ductless air cooling
Anybody have any info on fujitsu ductless systems for a townhouse.
Can't use central air, no place for ductwork. Mitsubishi is better but
a lot more expensive, I believe. I can hang 5 three ton units on the back wall of the house and feed each floor that way, accounting for service access.
Replacing Windows in Landmark District
I am going to replace the windows in the front of my PS Landmark District brownstone with Marvin all wood double hung. I know for a fact that these are landmark approved, but I have been given such a run around by the landmarks department, I just want to get them installed, rather than deal with them. The main reason is that I want to get them in before the winter and official approval can take months, from what I've heard. Am I asking for trouble? I see plenty of newly installed, obviously nonapproved aluminum windows going up on landmark blocks, so I'm just wondering what gives.
Claw Foot Tub
Can anyone recommend a type/style of a new claw foot tub that is moderately priced?
Window and installer recommendations?
I am looking to replace the old windows in my co-op (in historic district). I dont know much about the options and am looking for some advice/opinions. Specifically, whare the big differences between vinyl, aluminum, fiberglass, etc? Probably looking at about 6 windows, double or single hung. Also, I think it would be nice if they looked like wood, but not sure if that limits me too much. Any recommendations for window companies/models, etc? Also, if you could recommend an installer as well I'd appreciate it. Even though I am in historic district, I dont believe I am limited too much, except for the windows facing the street, which I might not replace if its too much a hassle.
Thanks in advance
October 12, 2006
opinion on front load washer/dryer
time for a new washer/dryer .How are the front load washer/dryer ? What brands do you recommend ? sears,lg,whirlpool .Should i get a built in heater ?
is prospect heights safe?
Three of my friends and I are about to sign for a 4 Bedroom apartment. We have lived in Astoria queens but are not familiar with brooklyn. I know a few areas that are desired, such as park slope, and i have heard a few that are not, but I was wondering if anyone had any feelings about Prospect Heights. We are 4 guys around 25 years old and one of my roommates would be going to work at 1am every night and walking 5 minutes to the subway. So bascially I need to know if its safe. thanks
Mouseproof covers for stove burners?
Regarding Brownstoner's mouse post the other day, we've done our damnedest to plug the holes in our house, but the one place we can't reach (without incurring major expense) is behind our gas stove. When we moved here last winter, I saw a mice climb out of one of the burner holes, which - I'm told - is a popular point of entry.
I've seen covers for stove tops but are there any that would be mouseproof? ie Ones that would block the light from below? I'm hoping we could keep covers on the burners when we're not using them.
Cost to replace lead water main
Can anyone provide an estimate re how much it would cost to replace the lead water main coming into a 2 family in Brooklyn?
Looking for an architect ....
I'm putting together a bid for a project in Brooklyn Heights. The project is fairly extensive and will be a new building covering 3 lots. The intent is to build a multi-unit structure that fits into the classic Brooklyn brownstone style, while potentially incorporating some "green" building elements where possible.
Can anyone recommend an architect who can handle a project of this size? I am purely looking to do some cost-feasibility estimates at this time.
DOB Permit for Homeowner
I'm the owner of a Brooklyn townshouse which needs to be renovated. I'm doing ALL of the work myself. I'm not making any changes to the egress of the bulding nor the layout. Further, I'm not doing any electrical or plumbiing work either. The scope of the job is minor alterations (repair/replacement of existing walls, ceilings and floors as well as some plastering and painting). I'm told that I need to file for an ALT 3 permt which doesn't require a licensed professional to file or certify any documents. However, the DOB website is a mess as it doesn't clearly delineate what type of work falls under this catergory and what type doesn't. Has any owner out there filed an ALT 3 construction permit? What's the process? Further, can one simply file for a Home Improvement Construction (HIC) permit in leau of the ALT 3? What's the difference?
Buying a new condo
We're interested in a condo in a new development with a number of units available. There is a published price list, of course.
My question is, in this type of situation, unlike a home or single apartment, do apartments go below asking? How much lower can you offer? I would assume in this slightly softer market there would be more flexibility.
Any thoughts or experience with this would be most appreciated.
Thanks.
Need new lock for old vesitbule doors
I have french doors in my inner vestibule that I got sans lockset. Had a lock smith over to do some other work, and he said he would have to order a lock set. Any retail source for such lock sets, or a lock smith who specializes in such work. Existing door has chizelled out place about four inches long, with large round opening at top and smaller opening at the bottom. Thanks
Previous Owner Water Bills
The previous owner of my current home left behind $9300 in water bills due to a water main break. It wasn't discovered during the title search and it is too late to file under the Leak Foregiveness Program offered by NYCDEP. Any recommendations on what to do since the bills will always be a lien on my property and DEP isn't pursuing the previous owner?
Paint for a tin ceiling in bathroom
I am removating a house built in 1867 and would appreciate guidance regarding tin ceilings.
I have a tin ceiling in my bathroom and am not sure which is the right paint to use. Is is best to prime it and use regular ceiling paint (water based) or use a moisture/mold resistant paint? The ceiling is already painted. Not sure what type of paint the previous owner used.
Thanks!
Dumpter Company Recommendation
Does anybody have a good dumpster company that they can recommend? Any suggestions greatly appeciated. Thanks!
October 11, 2006
Floor refinishing cost
We're pricing the reno of a coop we're thinking of buying. Among other things, its floors need to be refinished--nothing fancy, just a good sanding and refinishing. What's the going rate for this (by sq/ft or for all 1200 sq/ft)? I've heard such dramatically different guesstimates that I'm a bit confused. Thanks a lot for the help...
How to salvage decorative tile?
We are having our bathroom completely redone but the current bathroom has one feature I love: a row of subway tiles with a beatutiful raised pattern. (comprable alternatives are about $40 per tile so i really want to save these babies!)
We are making changes to the bathroom size and layout so I know I can't keep the tiles there but I would like to repurpose them elsewhere in the house.
Only problem is that my contractor thinks they may not be salvageable b/c of the way they were attached to the plaster walls. They look original to me so they've been there at about 100 years.
Im sure its going to be tough but I have a feeling that because he isnt all that interested in spending the time to save the tiles. Im more than happy to do that part of the demo myself if there is a way they can be saved.
So short story long, is there any way these tiles can be saved? Some kind of special stuff i can use or some great tip for popping the tiles off the wall without breaking them?
Would love to hear brownstowner suggestions!
Thanks!
bugs
We are renovating and finding some -- not a lot, but enough to worry me -- bugs (water bugs or roaches, if there is a difference; I cannot tell) in the basement. Most are dead.
So, we need an exterminator. My question is: is there any benefit to doing the extermination now, while some of the walls on upper floors are open, or should we just wait until the renovation is done and proceed like any other owner. Do exterminators put anything in the walls, and would that make any difference?
Rent Reality Check
Hello brownstoners. Can you all ive me a generic sense of how much rents have gone up in Fort Greene/Clinton Hill/Prospect Heights area in the past 2 years? My guess is about 10 percent. I am going to give a tenant a rent increase. I could give details about the apartment itself (think I underpriced it initially and also gave a 2 year lease) but I think just your ballpark ideas would be helpful. Thanks as always.
Bath Show Rooms
I am renovating 2 bathrooms and would like to go look at a showroom for ideas. Where is the best place to go? One bathroom is in the rental apartment and the other is the master bath.
Any ideas on contractors, designers, what to avoid, etc. would be appreciated.
Garfield Kitchens
Has anyone used Garfiled Kitchens on 5th Ave at Garfield Place for kitchen counter and appliance installation?
seller misrepresented taxes on condo?
We bought an FG condo about a year ago. At the time, the seller represented the taxes to be about $3000 a year (which is already high, but the condo is working on that collectively). I just got an escrow analysis from the bank which indicated that we have been underpaying all year and that the taxes are closer to $5000 a year. Our monthly payment is going to go up almost $200!
Unfortunately our lawyer is terminally ill, so I think we are going to have to handle this ourselves, at least initially. Does anyone know how to find out from the city when the last reassessment was? The statements I have been receiving since we moved in reflect the higher tax, so I'm just trying to figure out if that means there was a recent reassessment, or if these were the taxes all along.
Bathroom Tiler Recommendations
Can anyone recommend a tile person to retile a bathroom? All surfaces will be prepped and ready to go for tile installation.
Thanks!
Radiant Flooring sq/ft estimate
I'm being told that radiant heating is exorbitantly expensive, that I shouldn't even consider it. But we're putting in new floors on our parlor level, and this would be a good time to do it. Does anyone have a ballpark per-square-foot number as far as cost?
Thanks, M.R.
waterproofing exterior wall
Can anyone recommend a contractor to waterproof an exterior wall? I assume I'll need to stucco over the existing cinderblock and then add some kind of waterproofing sealant - or so my roofer tells me.
October 10, 2006
Cost to make Tenant's gas seperate?
I have a two family brownstone, and I have one gas meter, one gas furnace, and onen gas water heater. SO I pay fo rall that, and don't charge the tenant. The heat is forced air.
What are the estimated costs for installing a seperate gas line, with its one furnace, hot water heater and cooking gas lines - approximate costs?
Is such a project worth it?
Gorgeous Healthy Paint
I wanted to thank everyone on this forum for being tremendously helpful in my home reno project. I literally couldn't do half of it without the comments on this site. Once I have some solid results, I'll pass on what knowledge I've gathered. But in the meantime, it occured to me that there is one thing I can share with you that trully changes the living and office spaces I've used it in: the incredible paint available from a company called bioshield. The paint is first of all healthy -- the first environmentally safe paint company in the US, says the web site. But to be honest with you, I was just looking for something aesthetically beautiful -- a clay based paint. Well, their white 00 paint makes the light in rooms soft and yet sparkly. It's like coating your walls with starched Irish linen.
Anyway, here's the site. I don't care if I'm being their salesperson. They deserve it. (Pricey, but you'd be surprised the difference it makes. Just get a free sample from them and compare to standard benjy moore latex.)
http://www.bioshieldpaint.com
Lighting Designer Needed
I just moved into a loft-like space a month ago, and I am in need of a good residential lighting designer who can help me plan, select, purchase and install lighting for a 3 bedroom apartment. I am finding it very difficult to locate a lighting person who does this kind of medium-sized residential job. While I know a good electrician, what I really need is someone to act as a consultant and recommend lighting solutions in my space and help me purchase the necessary stuff. Anyone know anyone they'd recommend? I'd love a referral from this community... Thanks!
Tax guide for multifamily homeowner?
As a new owner of a 2-family home this year, I'm starting to plan for this year's annual taxes. Does anyone know if there's a good guide to what we can/cannot deduct for? Am I correct in assuming that money spent on capital improvements for the most part isn't deductible, but that I should collect receipts anyway to update the base price when it comes time to sell? I plan on deducting expenses directly related to the rental property, but may I also deduct 1/3 or 1/2 (we live on 2 floors; the tenants live on 1) of expenses for the whole house if they also affect the rental property? (eg. lining the boiler chimney, removing asbestos in the basement, which tenants share)
I have lots of questions and plan on using a professional accountant, but would like to have a basic understanding of this stuff so I know what information to collect. Would especially love to see a list of what does and does not count as a capital improvement. thanks in advance.
ADT security authorized dealers
I am looking to get an ADT security system from one of ADTs authorized dealers as they are giving me a quote that is markedly less than directly from ADT (1200 vs 2000). Is this foolish? Are there any dealers that have done anything poorly / who are bad? What should I be careful of? Is my understanding correct that the hardware installed is the same (ADEMCO) & that the ongoing monitoring is done by ADT?
Any recommendations very welcome.
Some example ADT security authorized dealers are:
statewide-security.net
firstdetectionsystems.com
mooreprotection.com
THANKS!
Basement Reno Similar to "Park Place" on My Brownstone
We are looking to take a scary basement to something semi finished. A perfect example of what we are looking for is on the My Brownstone section, the Park Place brownstone. It has level cement floors, appears well lit, and repointed walls. The link is below:
http://mybrownstone.brownstoner.com/view_artist.php?artist=14
Can anyone reccomend a contractor to perform this type of work. any exepriences (pricing, timeline, pitfalls) are appreciated. We are not digging out the basement, just a rough refinish (i.e. floor refinish, repointing walls, ceiling and lighting work, some venting for the dryer and removal of old oil tanks).
Thanks
exterminator recommendations
I need to hire an exterminator due to roaches and nice showing up in the last few weeks. Can I get some recommendations on exterminators who work in the brownstone area of brooklyn? I'm in bed-stuy specifically, near Clinton Hills. I'd love to hear what is fair pricing. So far I've seen one bid that was nearly $80 per month and $350 to start. That seems very high to me. What do you think?
square foot cost
Maybe an inane question. I am curious if people have an opinion studied or not. I am looking at a framed 2 family in south slope, nice street, 3 stories, 17x30, needs a complete gut basically. There looking for about $500 a square foot. This strikes me as fair, or in the range of fair. Sight unseen opinions?
Need front gate repaired
My metal security gate in the front of my house's front door has come loose from the wall. I'm not sure if I need a handyman, or some kind of metal worker to do the repair. Could somebody please recommend the right kind of person to do this work?
Phone Installer?
I recently moved into a new renovation that I did not do and the phone system is not working- Verizon has passed the probelm on- any recs on a reliable interior phone wiring person would be great-
Thanks!
October 9, 2006
Dumpster Query
Does anyone have experience hiring a dumpster in Brooklyn? I'm purchasing a building and need to remove a ton of trash from the interior and yard. An architect said I would need a permit to have things removed. Is that other people's experience? If so, any advice on the permit process and time frame? I had hoped to perhaps save $ and coordinate this myself by hiring some day laborers from around Home Depot to do the luggging. Signed, single novice female building owner
Ball tip hinges
I am looking for ball tip hinges to restore a cabinet. The leafs must be 2 1/2 inches tall and 2 inches wide. I can't seem to find that size anywhere. Can anyone help?
Child Safety Gates
Hi - we have a brownstone with the original staircase in it (so ballisters supporting the handrail all the way from the parlor to the third floor - no distinct posts at the top of each flight of stairs). Our two year old is getting a little adventurous for the flimsy gates that we currently have and I have been looking at getting some proper child safety gates at the top of each flight of stairs. It appears that you need to have attached gates (rather than pressure ones) at the top of stairs and I am having a hard time finding anything that will fit to an old staircase without posts (ie I cant find anything that can be attached to a ballister) - Kidco gates seem to be the closest so far. Does anyone have any experience with this or any suggestions?
Contractor recommendation?
Help! I would like to do have following work done in my cellar: (1) remove current broken cement floor, (2) excavate to the bottom of the foundation, (3) replace concrete floor with vapor barrier.
Does anyone have recommendations for a contractor and/or an engineer? The contractor who dropped by 2.5 months ago has yet to give me an estimate (despite countless follow-up calls)...
Moving Estimates
i just had an in-home estimate from flatrate.com. apparently i have around 1600 cubic feet of stuff to move and they quoted a price of $1649. this includes making an extra stop at my girlfriend's apartment and picking up all her stuff too. how does this sound? it's nice to get the fee up front and know it can't get any higher, but i'm wondering if i couldn't get it cheaper elsewhere. is this in line with what most people expect to pay for movers?
Anybody happy with Forced Air heating?
I am about to start a major renovation and my current heating system is steam/radiators, but since I am going to install central air, my engineer felt i should have forced air replace the radiators. My old-school father thinks this is not a good move as radiators offer the best heating solution. Anybody out there made the switch and have any feedback? Any thoughts, positive or negative would be greatly appreciated. Thanks!
Insurance during construction
Main St Insurance was recommended in an old post that can handle this and they gave me a quote. Has anybody had any experience dealing with them? So far the customer service is great, but i am about to send the premium check to them and am a little concerned that they really dont seem to need all the details of my actual construction. Is this just the way it is for these kind of policies? The previous broker who i was dealing with needed to know everything. Any feedback would be greatly appreciated!
Bed-Stuy Community Meeting
SAFETY IN OUR COMMUNITY-TOWN HALL MEETING
WED OCT 11TH @6:30-8PM
Bed-Stuy Multi-Service Center
1958 Fulton St (across from the post office)
718-622-6601
WE NEED YOU PRESENT! There have been a number of incidences that should be of concern to the all residences of Bed-Stuy. We need to pro-active and not re-active to these incidences. Bring your tenant association and block association members. Bring your neighbors, teenagers and family members. Spread the word and save the date. Make suggestions and hear what's happening. Come here progress reports from the 79th and 81st Precincts, Housing Police, Transit Police and Brooklyn North Gang Squad. This even is sponsored by council members Al Vann and Darlene Mealy along with Community Board 3.
We know who is bad, but who is GOOD at Kitchens?
I searched Forum here, I searched Park Slope Parents, I searched general internet comments and learned Garfield Kitchens is bad and NY Kitchen and Bath is terrible, and Home Depot is even worse. And I don't like the kitchen product lines at Lowes. I had the same impressions of Garfield Kitchens that was posted on PSP - the first thing out of their mouths TWICE when I've wandered in there is "where do you live" or "what do you do" trying to figure out if I'm wealthy enough for them to overcharge and get away with it. Plus they sound like they are unreliable and weird. Home Depot is so bad it's sounding like they'll be sued in a class action lawsuit over the bad customer service in their kitchen department.
So that leaves me asking, where DO I go to get a kitchen?? Yikes. We're not going as far as hiring an architect and going crazy trying to have the most glamorous kitchen in NYC but we're not being unrealistically cheap about this project either. We merely want quality cabinets and materials, installed by reliable people who welcome our business. I just haven't one single clue where to go now. Please help! Thanks in advance.
October 8, 2006
Forced Air Duct work
Another duct question: The heat in our Bed-Stuy brownstone was changed over from oil to gas a few years ago by the previous owner. It's forced air. One of the registers on the garden floor (directly above the cellar) has no duct attached to it.
What is involved in getting someone to run a duct to that register? How much $$$ would such a job cost?
Who should I contact to get to do the work?
building a roof deck
can someone help me out with a rough estimate for building a roof deck..including a spiral staircase...roof is about 800 sq ft
ALL costs, architect, builders, materials etc...
Thak you so much
Hole in Air Duct
We were installing a new shower rod, which required drilling into the ceiling, and accidentally drilled a hole into one of the central air ducts. Does anyone know if this is the type of thing we could fix ourselves, and if so what type of patch/sealer we should use? Any thoughts are greatly appreciated, as I have no idea what to do. Thanks!
Granite for Sale!!!
Green granite islandtop for sale. Measures 32" x 56" inches. Like new condition. Email graniteforsale@gmail.com for photos. Asking $700.
Tenants and renovation
Our third floor tenants were very unhappy when we told them that we are finally rising rent ( they are paying about 800-1000 less then current market ). We agreed to rise them rent gradually: first 2 months they can pay whatever they want but more then before, then rent goes incrementally. They are looking to buy, so they were not planning to stay another year. They do not have lease.
Our second floor appartment is for rent and we were doing some renovations while it is vacant: skimcoated one room, painted, reconfigured closets. We did disturbed wall at one point, but we covered everything it plastic and we vacuumed and wiped all dust inside. there were no dust in a hallways, because we covered everythinng in plastic from inside and wiped hallways as well everyday.
But our tenants never said anythiing, never complained at all. We both have small children and naturally we were extracareful.
but then we told them that we finally rasing rent.
Now we decided to put new floor on the top of existing floor in our 2nd floor rental while we have several days of vacancy. and suddenly our tenants stormed into second floor complaning that they are afraid of lead paint issue. Husband called us and we had very unpleasant conversation like "what is going on, are we aware of lead paint issues, we are disturbing walls, are those people (floor crew) licensed, we put their child life in danger, they will complain to DOB and they are calling their attorney".
Floor guys took down that small strips in front of the floor mouldings ( we do not want to tear down baseboards at all). So there was some noise from this activity that prompted our tenants actions. Again: all of this is going on on the second floor behind closed doors. tenants live on the third floor.
Obviously we have to call our attorney when he will be back in his office. But it will take 2 days. Floors will be done at that point.
Of course we do not want any war with our tenants. It is our house and we care about good vibes within our house walls. We just want them to buy and leave ASAP.
So, what do you think, guys, about this situation? does it mean that we can not renovate one apartment when tenants occupy the other? Provided, of course, that we take reasonable measures to clean and reduce noise.
October 7, 2006
Cornice repair/restoration
Can anybody recommend somebody to carry out cornice repair/renovation on a brownstone? Our cornice is beginning to loose pieces of wood and generally is deteriorating. Also any guidance on approximate cost is much appreciated.
Radiator Removal?
Had a radiator on my 3rd floor replaced because of a crack. The Plumber wouldn't carry the old one down so now it's still sitting on the 3rd floor disconnected. Any thoughts on how to get it down and out? It's big and really really heavy.
Thanks
Couch repair
Hi-
I'm looking for someone who can fix a couch. Not an antique or anything, but both sets of legs have come loose at the joints and I need to get them fixed. I've called Dr. Sofa or whatever, but no reply which is not encouraging. Any references?
Thanks,
PK
Wood-burning stove
Wondering if anyone out there knows if wood-burning stoves are permissable in Park Slope? We would be using it as our heating source--either building one into the existing fireplace/chimney or creating a new line for it. Is there a local company that sells and installs them? Any and all info you would have would be great. This is completely new to us but intrigues us. Thanks.
October 6, 2006
Fixing a claw foot tub
Can you recomend someone who refinishes tubs? I have heard there are two ways. One you send off and the other the guy does it on-site. What are the pros and cons?Type of paint for Brownstone exterior
We need to have the exterior of our brownstone repainted and I am not sure what brand to use. I have heard a lot of people using Benjamin Moore but Consumer Reports did not rate it very well. Has anyone painted their exterior recently?
Frameless Glass Shower
What kind of hinges are best to support heavy, tempered, frameless glass for a bathroom shower? I was told that the current hinges are not strong enough to support the glass. Does anyone have a frameless glass shower? If so, what type of hinges did you use? I would appreciate your feedback. Thanks.
Fence rules
Anybody know if there are rules for fences other than the six foot height. I have looked at the DOB but haven't located anything yet. Specifically had an agreement about fence placement about a neighbor. Now he is mumbling about how it needs to be six inches off the property line. Is this a courtesy or a rule? Or where is the rules about regular fences, not construction fences?
Marmoleum Insallation?
Has anyone installed Maromoleum floors? I've been looking at it and love it...The stores that carry it tell me its a special product and only certified installers should do it (which is a service they offer, of course). I have a tile guy and am wondering if he can just look into it a little and do it... has anyone any experience with this product to share?
Also wondering about the floor to put the tile onto. I will have my floors laid with smooth plywood. The stores recommend a skim coat ove the seams with something like Portland Cement. Any thoughts?
Thanks,
GPF
Cast Iron for New Stoop
We'll be adding a new stoop to our brownstone and are considering different styles of masonry & railings. The archives show some discussion about wrought iron, but I'm wondering where one can get the big cast iron pieces for stoops? I'm talking about the posts that sit on the sidewalk as well as the posts that connect the railings to the steps. Any advice is appreciated.
October 5, 2006
Free Fridge!
for whoever'll pick it up. . . soon. Works perfectly well but aesthetically challenged. Kinda like it's owner. Park Slope.
jwilkens@nyc.rr.com
Dryer stopped working - help
I have a Maytag Performa Dryer, Model PYE2000AYW. It has recently stopped working. The day it stopped, I opened the door to get the clothes out & I noticed they seem a bit hotter than normal. As I was unloading the dryer, the light inside went out. When I tried to turn it back on nothing happens - it just died. We have flipped the breaker outside to make sure it didn't blow a fuse - didn't work. My husband thinks it may be a thermal fuse from what he has read on the internet, but not sure. He is in the process of taking it apart to find the fuse. How will we know if it is the fuse? If it isn't this, what else could it be? Any suggestions will be greatly appreciated!
Shower Troubles
I'm a renter in a small building and have been having trouble with the shower since day 1. Typically with a shower, turning the knobs to the same spot each time should result in water of the same temperature. Similarly, adjusting the knobs should quickly produce an adjustment in temperature. Not so in my case. Finding the right water temp is a gamble every morning. And there is often a time lag of several minutes between turning the knobs and a corresponding change in temperature.
Any idea what would cause this? I haven't mentioned it to the landlord yet because I'm guessing that this is not a quick fix. Any advice would be greatly appreciated.
Thanks in advance.
Cost of 1/2 bath plumbing in basement?
Hey,
Just got a quote of $2200 for a 1/2 bath (just the plumbing) in basement. Is this about right?
Carpeting Stairs
Hi, all. Can anyone recommend a knowledgeable carpeting person/shop? I want to buy new carpet for the windy, tricky stairs in my brownstone and need advice about suitable materials and colors, as well as installation. As always, thanks for sharing.
Wood - No Poly Please!
Ok I've got some wood issues
1) I just had my oak overmantle stripped and I am doing the finishing. I would like to keep the wood as light as possible and i dont want to finish it with Poly.
2) Recently I had a couple of coats of Poly put on my parlor floor. The finish is semi-gloss and it looks like plastic to me. I hate it! Anything I can do? What are some other NON-poly wood floor finishes? 3) I just had a bench made for the farm table in my dining room and I am staining and sealing it. What is a good sealer that will stand up to some wear and tear and is NOT poly? Tung Oil? Anything else?
Thanks, Thanks, and Thanks!
rough cost on installing recessed ighting
just thinking about the rough cost of installing recessed lighting in a pre-war apartment. i'm thinking of those 4 inch halogen lights.
if you have any idea about what to expect its helpful, thanks
October 4, 2006
cleaning & sealing of exposed brick
We are planning to have one wall of exposed brick. Now the plaster is removed we have to clean the brick & seal it. Can you please recommend products for cleaning the brick (some sort of acid?) and also for sealing the brick afterwards? Thankyou.
Ever heard of S.A. Construction?
We are getting our Brooklyn brick tenement building stripped, primed, repainted, as well as getting some bricks repointed on the face, recementing and through coating...anyone heard anything about S.A. Construction, located in Brooklyn?
All comments, good or bad would be helpful as we are in the final stages of making a decision.
Thank you!
Plasterer Recommendation
I recently had a lot of plaster work done on my brownstone in Bed Stuy by a local guy and would like to recommend and help him find additional work in the neighborhood. His name is Brian and he does fantastic work. He is honest, reliable and his rates are very reasonable. He does not have a phone of any kind nor internet access. If anyone has need of his services, please send me an e-mail at GRAHAM_GREENE84@YAHOO.COM and I will get him in touch with you.
Thanks.
question for Brownstoner on layout
Would it be possible to add links to bedstuy reno & gates reno on the brownstoner.com homepage? I like to look at these & since the last layout change I have to click several times to get to the pages. Thanks.
AC camoflage
Is there some sort of architectual solution to camoflage an in-wall AC unit? I have several that are about six feet off the ground and would love to find something (anything!) that could disguise all that plastic and wire. Thanks.
Converting spiral stairs
I'd like to convert the spiral stairs in my recently purchased condo duplex into a "normal" staircase. Does anyone have any experience with this? I google searched and found a couple of outfits in the metro area that install stairs, but I thought i'd solicit the board's opinion first. Thanks.
Radiator restoration
I have three radiators that I would like to have sand blasted and repainted. I can deliver them somwhere for this work and re-install later. I'm near downtown brooklyn. Any ideas where I can take them and how much this will run?
messy woodwork edges
I recently purchased a brownstone with great details inside. My problem is that the former owner had work done to the walls and the woodwork has paint/plaster on the edges. I would like to avoid having to strip everything to clean this up. Suggestions?
exposing ceiling beams
id like some input on hanging a new sheetrock ceiling, while exposing the original beams. im thinking of using 2x3 or something similar to run along the existing beams (flush with the bottom of the floor boards on the upper level) and hanging the sheetrock on the 2x3.. do you follow? this will give me space to rerun the electric.. however the ceiling also has cross supports inbetween the large beams and i am wondering if there is a secret to working around them.. should i just do what i can to cut around them? id like some input from someone who has done this or someone who has seen it done. any help is appreciated. thanks.
limestone repair
I have damaged limestone on the face of my brick building that needs to be replaced or repaired. the limestone sits atop of windows and above that are bricks. Would anyone recommend replacing them entirely or patching them. How difficult would it be to replace them when it hold brick above it?
Sorry for the double post.
Thanks.
Seeking appliance repair person
Okay, so no one seems to know a repair person for an old stove. Anyone know a good stove repair person in general?
October 3, 2006
Reclaimed flooring recs
Can anyone recommend a reclaimed flooring company? I've contacted one company but they seem pretty expensive, even as far as reclaimed floors go.
Thanks.
Peel away
Where in the brooklyn area is there a good source for picking up Peel Away 7 (or is there any)? I see some people have suggested buying it on line, but I was hoping to get it locally if possible.
Repointing Brick - Recommandation
I like to repoint the brick under the stoop in my brownstone. Can anyone recommand someone good and reasonable price.
Radiator Help
The radiator in our daughter's room puts out way too much heat for the room. We now need to keep the doors closed to prevent us from waking her in the evenings and at nap time, but worry that this winter she will heat up way too much with the doors closed.
Turning the radiator off is not an option as there is not enough heat in the other rooms to heat that one, so our question is: should we invest in a smaller radiator that will put out less heat, or should we try to get some thermostat device that will shut off her radiator when it gets too hot (I think that such things exist but I don't know anything about them).
We have a steam system, if that matters. Also, we have used Aladdin in the past with good results but not for any complicated heating problem. If anyone can recommend them or another heating specialist to address the problem, I would also appreciate that.
Thanks!
Need 1950s Stove/Oven Repair Person
Can anyone recommend someone to fix a possible gas leak in our 1950s stove? We also need our modern GE stove serviced, so all we really need is someone who actually knows stoves/ovens and can handle an old one. We really need to find someone soon!
What to consider when replacing old wood windows?
I am considering replacing the old wood windows in my co-op. What are the things I should be considering when shopping around for prices, etc? The apt is in an historic district so I think I will be limited on what I can do in the front windows. Vinyl or aluminum? Do some companies deal with the lead paint better than others? Approx what should the price be to replace a few windows? Any other advice or input would be appreciated as I know next to nothing about replacing windows. Thanks in advance.
what sized bluestone do i get for garden?
stoneyard saying i "have to" use 24x24 "bluestone tiles". is that right?
Finials for an exterior iron gate
We live in Park Slope, Brooklyn and are attempting to install a "stoop gate" in order to solve the chronic problem of neighborhood teenagers congregating on our stoop after school or at night.
We have what we believe is a very good price for the stoop gate ($550, including installation) but the contractor indicated he could not find the decorative metal ornaments (called 'FINIALS') to insert on the top of this gate that would match the rest of our property gates. I see these ornaments on top of other exterior brownstone gating in the neighborhood, but none of these other property owners whom I spoke with knew where to get them.
I called several metal ornamentation/finial manufacturers and distributors and no one seems to have them available.
I would appreciate any suggestions anyone has to offer.
Stephan
need heating contractor
Can anyone suggest a good, and reasonably priced, heating contractor? I need someone to help with my hot water heating system.
Thanks!
Restoring Architectural Doors
Looking for reccommendations for an ironsmith with an eye for detail to srtrip/repair/restore four pairs of iron entry doors for two apartment buildings in Park Slope. Fire away.
Architect and/or contractor recs?
We'd like to do some renovations on our Clinton Hill co-op apt.: turn a 1/2 bath into a full bath and redo the existing full bathroom. Could anyone recommend an architect and/or a contractor? Thanks.
How to install toilet platform in basement?
I had some plumbers remove a toilet that was about to fall from the 2nd to the 1st floor. Now we don't have a toiilet! So we're considering putting one in the basement. The plumber advised me that I'll have to build a platform. Any advice on who to hire for such a job? Can I buy a platform ready-made? And does anyone know who could frame out some simple walls for me to provide privacy?
Thanks for any advice!
Architects fees
I am at the process of hiring an architect,to renovate my brownstone, and I was wondering what the are the going rates. What should I expect?
Curb Cutting?
Does anyone know what the law says about people cutting the sreet curb to make their own driveway in front of their own house? I see this from time to time. Some home owners will make space in their front yard next to the stoop, to park their car and boldly make a driveway. They cut the curb, and paint a yellow line and hang a sign saying "NO PARKING!"
October 2, 2006
Code for 1/2 Bath?
Want to create a 1/2 bath in a small space under a stairwell. Is there a minimum square footage requirement in the code that needs to be met? Space is about 5' x 3'
3" flexible tubing for future wiring
We are mid renovation, mostly doing the work ourselves. Before we close up the walls I would like to put in some 3" flexible tubing in to make it easier (in the future) to run new cabling through the house without reopening as many walls. Can anyone suggest the best tubing for this and where i can easily get it? Thanks
Electrician
I am an Electrician looking for side job after hours and/or durring weekends. Fair rates. Clean, reliable worker. Email me at: sartur7@hotmail.com
Prospect Park South
Does anyone know what is happening with real estate in the Prospect Park South area? There is information on Windsor Terrace, Lefferts Gardens, and Ditmas Park, and some Flatbush properties to the east of Flatbush Ave., but what about the area in between--just south of the Park. What is going on there?
I read an entry on Ocean Avenue a while ago, but it was more historical, not what is going on now. Thanks.
Vintage Light Fixtures--To Shade or Not
Hi all,
I've been renovating a 100 yr-old coop in Hamilton Heights and have finally gotten to the place where I can play around with some details, like light fixtures. My apt has several ceiling medallions that have bare bulbs arranged around a sort of hanging nipple thing. I had originally thought that this nipple thing unscrewed and attached to some sort of shade that is long lost, but my friend Manuel said that these old fixtures were never meant to be covered, and pointed out that the medallions have star decorations which would be lost if covered.
Anyone have experience with these, an answer (or even some suggestions?)
Thanks, my brownstonin' peeps.
-Ben
PS If anyone can tell me how to post a pic, I'd be happy to...
How Much Insurance is Enough
I have a three family house thats worth on the market about $1,5 mil. When I get insurance how much should I cover for dwelling. I am covering $950K. Is that too much or too little? My premium is pretty high but I also dont want to compromise on the coverage as I had a fire before and it is not fun.
I am also concerned about whether I should get flood coverage. I am located on Baltic Street between 4th and 5th Avenues in Pak Slope and I heard that area might be suseptible to floods although the mortgage company did not require that I bought one. Do people usually get it anyway?
Any advice on how to get the best coverage yet manage to keep the premium not too high would be appreciated.
Thank you.
Small Jobs
Does anyone know of a contractor or handyman that would be interested in doing small jobs? We are looking for someone to take our A/C units out of the windows and bring to the basement; and also some insulation work around the doors and maybe in the bays. If anyone knows of anyone good please let me know. Thank you!
Boiler Rooms Specs
What are the construction requirements, if any, for a boiler room in a legal 2-family? Do I need cement block walls? I am reconfiguring my cellar and would appreciate any pointers or leads.
Thnx
how to convert to tenants-in-common?
i currently own a 2-unit brownstone.
any advice on creating a tenancy-in-commom where i share ownership of the building with a friend?
eventually, when he moves back the U.S. and actually lives in one unit, we'd like to then convert the building into a condo where he'd own his unit outright.
we're trying to get the NY State Attorney General's office to approve our condo conversion now. however, because my friend will not occupy the unit immediately, the AG's office has balked so far on approving our application. this is why we're opting for the tenants-in-common now.
has anyone else created a tenants-in-common for a property they already own? i think i need a new real estate attorney as mine hasn't been that helpful so far.
thanks!
tracy
Large Skylight Replacement - Help!
Looking for a reputable resources to replace and or install a large skylight, 6' x 8'. We have a quote from Solar Innovations. Bay Ridge Windows didn't respond to a request for an estimate. Would like to have more choices. Thanks!
Bathroom storage cabinet
Does anyone have suggestions for where to find or have built a quality storage cabinet for the bathroom? Everything either seems shoddy, or is enormous. I have a small space, 15' wide, and hoping for something old fashioned (or even old!) that can hold towels, bath products, toilet paper, etc.
Best Sheetrock Prices?
Who has the best sheetrock prices in town, delivered? We need about 100 sheets total. Also, insulation prices? And soundboard - the stuff to soundproof between floors?
Should I just go Home Depot and be done with it, or does someone have a better suggestion?
looking for contractor in crown/prosp hgts
my husband and i are about to go into contract on a co-op on eastern parkway. nice pre-war building, sweet details... the place is entirely gutted and a tad bit damaged (we got it just half of the going rate for other apts. in the building). Thing is - we're new to all of this, and even worse, have been living in hoboken for about 13 years - we have no clue where to turn for a general contractor. i sent in a request through servicemagic.com, but nothing beats a recommendation from people who have hands-on experience. does anyone have any suggestions/recommendations or an idea as to a good source to find a reputable, quality, affordable (licensed) contractor? Also do I need a permit for general interior work?
thanks! you can email me at lolapants at hotmail dot com.
Red Hook Salvage or Encaustic Tiles
A few years ago I found (via the web) a salvage place in red hook that had high end flooring and encaustic tiles. I cannot find it now; does anyone know where they went? I would like to buy salvage encaustic tiles.
about to design brownstone garden - HELP!
finishing up renovation and now turning to garde - it's grown with plants, flowers and weeds 7 feet high. i think i want to do it in bluestone or flagstone but have NO IDEA where to beign. (1) Should i get a designer or just pay contractor to lay down bluestone? (2) what should this cost? Any leasd suggestions helpful!!!
removing layers of old paint
Our new tenants have asked us to paint their apartment, which we are happy to do. We asked our contractor (who is currently working on our duplex below) to have his guys do it. He went up there and said that there are so many layers of paint that it's just going to look crappy unless we remove it all. I'm waiting to hear back from him about the whole thing, but generally speaking, this is a lengthy and expensive process, no? Has anyone done this? Thanks.
Plumber for Lead Pan
Need some help finding an affordable plumber to build a lead pan and install a new sink in my mother's bathroom. She's looking to replace her old tub with a shower. I referred her to the plumber who worked on my renovation, but the guy gave her an estimate this is $1000 over the price he charged me to do much, much more extensive work. Any suggestions you might have would be great!
What Can Be Done About a Chilly Extension?
I have a small (8' x 12') one story extension (with a deck on top) that is very difficult to warm. The house has forced air heating, and this room has one vent. It was renovated and more insulation was put in the three exposed walls & under new floors. I've got two more ideas and I'd love to know which the "brownstoner board" thinks would be most likely to work (or anything I haven't thought of!)
1) adding radiant heating under the floor
2) redirecting the heating duct so it goes straight into the room (It's awkwardly positioning into the doorway rather than right into the room.)
Thanks in advance for the guidance!
October 1, 2006
Kraftmaid Cabinets
Has anyone ordered Kraftmaid caninets from Lowes? Need some info on their quality as I've heard mixed reviews.
Sewage repair legal??
My neighbor is lining his sewage pipe rather than replacing it. Have you ever heard of this? Seems like he's just avoiding the major work that everybody does when their sewage line goes. Sewage is already in his basement as a result of the crack in the line outside and in mine as well. I just want to make sure whatever repair he does is done right so that we clean up once and don't have to worry about it anymore. The guys he's hired say they do this kind of work for major construction corps. and that it's a new technology that's becoming standard in NYC. Have any of you heard of it before? Thanks.
Oil to Gas Conversion
I am planning to do an oil to gas conversion using a company referred by Keyspan. The conversion is estimated to be $5,700.00. The contractor want me to provide a down payment of $2,200. The balance will be due upon completion. Is it normal to put such a large downpayment? How can I protect myself in case anything goes wrong? Please advise....thanks.
carpet and furniture cleaning
I USED A GUY WHO I FOUND AS A RECOMMENDATION ON THIS SITE. HE DID A WONDERFUL JOB ON MY CARPET AND FURNITURE . HE CLEANED 3 ROOMS FOR ME AND DID EXCEPTIONALL WELL. HE ALSO CLEANED NY FURNITURE. HE DID NOT RUSH THE JOB AND TOOK HIS TIME. HIS BUSINESS IS LEGITIMATE. I ASKE DHIM FOR PROOF AND HE BROUGHT HIS LICENSE TO CONFIRM. HIS NUMBER IS 917-701-9321..MICHAEL
HE CLEANED TO ROOMS AD THE THIRD ROOM WAS FREE. HE ALSO THE SOFA AND LOVESEAT HE CHARGED REGULAR PRICE AND CLEANED THE CHAIR FOR FREE. ALL HE DID WAS ADD TAX TO THE BILL. THE MONEY WAS WORTH IT.. HE HAS SPECIALS FOR THE UPCOMING HOLIDAYS
====== 917-701-9321=======MICHAEL
Exterior Dog Urination
We have an apartment in a brownstone coop in Park Slope. There are several dog owners on the block who freely allow their dogs to urinate on our iron fence, which spans across the front of the building. Aside from accelerating the deterioration of the base of the fencing and/or the integrity of the fence to sidewalk joint interface, , the urine discolors the ground and leaves an offensive odor which comes right through the window and into several apartments. We have atttached tastefully manufactured signs upon the fencing politely asking people to show courtesy and to please curb their dogs away from the building. When this didn't work, we attempted to approach some of these dog owners about the issue when they were in front of our building with their dog. Several of these folks appeared to take offense to our politely delivered request and then suggested that we were 'harassing them' in our asking them to show us courtesy and respect for the front of our building.
I should add that we live in the northern section of Park Slope close to Seventh Avenue on a very established and gentrified block.
We then checked to see if there were any laws about this problem --according to the 78th preceinct, there are no laws ordinances that protect brownstoners from folks allowing their dogs to urinate on a building's front fence even on a historic block.
Has anybody encountered this problem before?
Also, does anyone have an effective solution for this?
Thanks for your time.
R.H.
Park Slope
Replacing ceramic soap dish
Before showing our apartment to prospective tenants, we visited the apartment and discovered that the current tenants have broken the ceramic soap dish in the bathtub and removed some of the hinges from the bathroom door. They informed us months ago that they won't be renewing their lease (which expires at the end of November). Aside from the soap dish, adhesive paper and candle wax on the wall and, a very dirty stove and oven, this is all we've noticed . . . so far.
They are the first tenants to occupy the apartment since it was COMPLETELY renvoated with new appliances. Obviously the soap dish will have to be replaced but how the heck do you break a ceramic soap dish, in the corner of the dish, that's attached to a tile wall? What's the best way to handle this?
Also, any suggestions on how to replace the dish is appreciated as the apartment clearly cannot be rented like this. Many thanks.
Woodworking
We are scouting for recommendations for a reasonably priced custom woodworker (preferably in Brooklyn). We have a very large mirror (30 X 66) for which we'd like to have a custom solid wood frame made. Thanks.
Wierd question about electricity
I have some outlets in my basement and I'm wondering if they might be too powerful? I recently bought a dehumdifier and plugged it in. It mysteriously stopped working five minutes later - and never would run afterwards - in any outlet.
Then I plugged my ShopVac into the same outlet - and it started to smell like it was smoking/burning the engine.
Is it possible there's something a little too "hot" in this outlet, or is this just coincidence? At this point I'm afraid to plug anything into it! How would I go about testing it/fixing this possibly unruly electrical box?
Thanks!
HEPA vacuum - buy or rent?
We are doing work on our brownstone and concerned about dust and in particular lead dust lingering. Were thinking to rent a HEPA vacuum but not sure where we do so- any places people know to rent one?
Also, noticed Miele, Hoover and others sell what look like regular cannister vacuums claiming to be "HEPA" rated. Is this really the same as a rented HEPA vac and have people gone this route?