Forum: December 2006
December 31, 2006
Exterior Stairs
Looking around the site I found recommendations for Adama, Progeny, Pinnacle, Jahan and Metro for exterior work on stairs (we're thinking about completely renovating the orginal wooden ones--now decrepit-- with stone/concrete ones.) I was unable to find contact information for most (looking online and in the yellow pages). Any thoughts on using them and/or any contact information available? thanks!
Recurring Shower-Drain Clogs
Someone posted awhile ago about how to keep kitchen sinks from regularly clogging without Draino and other bad (ineffective and damaging) chemicals. I can't seem to find the post, and anyhow, my problem is a recurring clogged shower drain. Though both people using the shower have very short hair, our drain seems to clog up about once a month-- and yes, we use one of those little plastic drain covers to catch the hair etc. I have to unscrew the drain cover and pull out the corkscrew shaped thing (name?) and clean off the month's worth of scum, gunk and hair (yes, very nasty). What else can i do to keep my drain clear and running smoothly without damaging the house's plumbing? Boiling hot water once a week? are there other "natural " solutions? (Baking soda??? Magic fairy drops??) Thanks in advance. And have a happy new year!!
heating problem with one riser
Master plumber, i am looking for help with a heating problem with seem to have begin when i decided to move my boiler 20 feet closer to my hot water heater in my basement. The plumbing work was done by my father, the electrical work was done with co-workers and the circuit breaker was mis-labeled and the electrican tripped the breaker while wiring the boiler at its new location. The transformer was thought to be burnt and the second electrican jumped out all the safety control and direct wired the gas valve at this point i only let the boiler run one night and had to manually feed water into the boiler. i must of over feed water to the boiler because water was pouring out of the air valves at the 1st and second floor. the third electrican who is used to control wiring, re-wired the boiler with the old transformer and everything worked, except that i don't get heat out the the rear radiators i decided to take all the air vents off the rear radiators and now get heat off and on at the top floor ( 3rd floor ) rear radiator but nothing at the 1st, and second flooor. i was told to check the radiator for correct pitch and to disconnect and drain the radiators. after completing this still no change. i was also told to increase the pressuretrol from 1-2 lbs to 4-5lbs and still no change. i was next told to replace the air valve at the bottom of the riser ( below the ceiling of the basement ) still no change. the riser gets hot but the radiators are cold and there is very little steam coming out of the valves when the radiators are disconnected and the valves opened. my father wants to add in another air vent to the bottom of the riser, and call keyspan to complain about gas pressure but last winter the heat system work fine. My father is a plumber with 45 years experience, specialize in boiler installaton and heating, has his own company his partner has the license but this problem seems to be stumping him. I would appreciate any sugguestion or recommendation to another plumber / heating specialist
2nd mortgages
here's the scenario. first mortgage was opened to purchase a condo, which is currently being rented, ie investment property. want to get a second mortgage for personal residence.
questions:
1.how does the lender decide how much to lend me? since my max. mortgage is based on my salary, down payment, etc, how does the lender work the second mortgage?
2. if i am making $500 bucks over the carrying costs of my mortgage, does this play into the scenario, ie is the lender more amenable to lending me more money?
thanks for everyone's knowledge in advance!
December 30, 2006
Radiant Vs. Forced Heat
Sorry for slightly off topic post, but this is the best resource I know of so... My mother is currently completely redoing a weekend/second home out on Long Island and is at the point where she has to make a final decision on heating. I have told her to go with Radiant floor heat wherever possible but her contractor is telling her that she should go with Forced Hot air because (in his words) Radiant takes too long to get the house warm. This is a second home so will be used only on weekends during the winter- therefore heat will be down all week. I guess the concern is that when someone shows up on Friday Evening for the weekend, the place will be cold for too long. The ductwork is going to be in place for CAC so the issue is really one of comfort. Intuitively I know the answer, but the contractor is making me second guess myself.
Any thoughts?
-PK
Freaky weather patterns
Just curious if anyone else has spring plants coming up in their garden. I don't know much about botany but this strikes me as a bit scary.
Permits and fines
If I was caught doing renovations without a permit, what kind of fines am i looking at? has this happened to anyone?
December 29, 2006
Good Inexpensive Painter
We just finished having our apartment painted and want to recommend our painter. Please use my name (Jennifer in Clinton Hill) when you contact them...
Hans Jensen at EarthTones
347-228-0178
earthTonesNYC@yahoo.com
I got three quotes (two from painters recommended in the posts noted below and one from a friend). While I liked each of the painters, this one came in significantly less in price but was still attentive to detail (patching, sanding, electrical outlets, etc) They price walls by linear square foot (at the time of this posting $3.50/lf for a standard height wall) ... doors, window jambs, ceilings and other areas that have to be painted by hand are extra and priced individually. I particularly liked that he personally measured the apartment and then itemized every aspect of every room by price so I could decide which areas were worth painting (after seeing their work on the first room, we ended up having them paint everything, ceilings and all).
The only drawback is that (at the time of this posting) he and his partner are only working nights and weekends (as they have other day jobs). But it was worth the inconvenience for such a low price. Though we live in a co-op, they were super quiet, so as long as they got in before the "work cut-off" time, no one seemed to care.
Feel free to contact me if you have any questions...
Jennifer in Clinton Hill, Brooklyn 917-697-9794
1st time poster. I am wondering, when I install a carpet runner on an old staircase, what do I center the runner on? on the space between the inside of the newel post and opposite skirt board/wall (or) center on the upper landing and have it fall wherever it hits?
Thanks for your help.
A shell of a House
I am a home owner in Clinton Hill. Currently there is a "shell" of a house next to ours. It has no windows or floors in it and the facade is in terrible disrepair. We have tried to contact the owner to purchase this eyesoar but there were no responses. This home is currently providing shelter for about two dozen cats, rats and the neiborhood kids use it as a hang out and as a bathroom. What is a person to do.
Antique Fretwork for Sale
I have a very pretty antique piece of fretwork available. At one time I stripped this piece of it's paint, repaired and stained it. It's 59.50 x 15.25 it's in great shape. Asking $750. Anyone interested can call me at 718-506-7621 Thanks, Rick
Help! Glass in my backyard
I recently had a renovation done on my Carroll Gardens brownstone and the contractors used the backyard for debris storage. Now that the debris has been removed, we are left with a yard full of glass and a dog who longs to chase balls back there. As much as we rake the backyard, glass seems to be everywhere and I don't know what to do. Has anyone had a similar experience? Any advice for getting rid of the glass?
How to deter recurrent loud public gatherings?
The apartment stoop across the street is the site of near nightly loud late night parties. Is there some nonviolent, non-311 to put a stop to this? What about SKUNK SMELL or some sort of way to make the stoop not such a nice place to booze.
Steam?/Hot Water?/Forced Air?
The boiler in a brownstones that we will be totally renovating in about 6 months broke down yesterday. It was a steam system and we were planning to replace the boiler anyway. The house is empty and consists of a cellar and 3 floors. Here are the issues:: 1. The pipes were drained and flushed with pressure air. Should we worry about freezing residual water? (All the kitchens and bathroom pipes will be replaced anyway) Could the (relatively new) water main burst? Next: We are planning to have central A/C installed on all floors and thought about central forced hot air heating; however, we are shying away from this based many of the positive things we have read on Brownstoner and elsewhere regarding keeping the radiators. The plumber that flushed the pipes told me (for the most part) that steam systems stink and I should get a hot water system because it can be zoned, and also used for the radiant heat flooring we are planning for the cellar. True? Can the same 100 year old radiators be used for both systems?
Any idea of the cost differences between adding the equipment for central heat to the central A/C system, verses the new equipment, etc, for a hot water system?
Thank you for your input.
driveway
Greetings
Guy on my block purchased a two family house with a driveway
leading back to a garage--the house lot on the other side of the driveway was always vacant. Same fellow constructed a house on the empty lot--three family right now--but looks like its going to be more--
So--the driveway now looks like a tunnel --- with the old two family on one side and the new three family on the other---any regulations govern how wide or how many vehicles can use this driveway?
thanks
Building regs
Does anyone have -- or know the code for what determins
a one two or three family house---
thanks
Original Pocket Doors For Sale
Hi, my wife and I are doing some construction in our early 1900's Brownstone in Brooklyn. We have a pair of original pocket doors that we will not be using and would like to sell. We would be willing to let them go for a very reasonable price if someone were interested. If you would like to see photos, you can email me at daniel.flores@tmo.blackberry.net
Great Experience!
We just had ductless A/C-HEATING units (Mitsubishi Mr. Slim) installed in our park slope apartment and love them. The units run silent and really work well. We used All HVAC for the purchase and installation of the units and were very satisfied. The service was great - the owner was very responsive to any and all questions (of which we had a lot) before hand and called after the installation to make sure we were happy with the work and to see if we had anymore questions. The installation team was quick, professional and clean. Best of all - they took great care in not damaging our hardwood floors. I was choosing between All HVAC and another company and defintely made the right choice - my phone calls to the other company went unreturned when I started asking about insurance so that tells you something. These units are an investment and you do not want the wrong company installing and servicing them. I would reccomend the company and the units.
Steam Radiator Problem
I have a steam radiator system. It works well. The problem I'm having is that one radiator keeps spitting water through the air vent. The radiator that spits is on the ground floor at the back of the house. I've replaced the vent and it still spits. The radiator is at an angle so it drains back. The vent in the basement under this radiator was replaced last year and sometimes spits water too. It seems that the trouble started when I used Black Swan boiler cleaner last year. But the boiler has been flushed many times since then. Master Plumber, are you out there? Can you solve this mystery for me?
Stainless Steel backsplash
I want to install a stainless steel backsplash in my kitchen. I had a restaurant supply place in Chinatown cut a piece that fits. It's 52" x 38".
They advised that I can just glue it to the wall because I chose the lightest grade but I am a scared the piece is too big to hold with just the silicone caulking that the hardware store suggested I use. Does anyone have any experience with this and how well the silicone holds? Much obliged.
custom millwork
Has anyone had custom millwork done to match their existing molding (door/window casings)? If so, I would love a recommendation or two. Thanks.
Revealing Ceilings
I will be moving into a Park Slope wood frame house built circa 1920. The house needs major cosmetic renovations. There are no "drop" ceilings but the ceiling height is only about 7.5 to 8 feet, and I'm wondering if perhaps there is a lot of history covered up that can be removed by stripping away layers on the ceiling. (And floors, of course.) Anyhow, who knows, but has anyone had any experiences in stripping away old ceilings etc. that they can share? Thanks.
Homeowner's Insurance-company and deductible
I'm in contract to buy a 3-family wood-frame, flat-roofed house in the South Slope. Can anyone recommend a good homeowner's insurance co? Also, I got one reasonable quote from State Farm, but the deductible is $2K. Do you think this is too high of a deductible? Thanks!
Finished Basement
My wife and I are preparing to finish our basement. I feel that this will be major construction, due to the current set-up. Is there anyone out there that can recommend a qualityoutfit to take this project on. I need it done right...the first time. Thanks Brownstoner....
NEEDED: New cement for front yard and iron cover for coal chute
I'm looking for an affordable recommendation for somoene to redo the cement area in the front yard of my brownstone. This includes cement framing around the coal chute in order to have a new iron cover/door installed. Can anyone give me an idea as to who to call. Any chances of having the same guy do both jobs? If not, any recommendations on a good iron guy that is not Vinny's Italian Art? I've dealt with him before and find hime to be too expensive for this type of job.
Thanks in advance.
Hot water radiator not working
I live on the 3rd floor of a building (built in the 60's) that has hot water heating. The radiators in the front room (facing South) always work but the radiators in the back bedrroms (facing North) go off on a regular basis and I end up freezing in the middle of the night. My landlord says it is because of open windows on the North side which cool that side of the building down and shut off the pressure. The radiators go off whether I have the windows closed or open (which I occassionally open a crack for fresh air). Is there any truth to his explanation? Isn't a heating system supposed to kick in when the building cools down?
RESTAURANT NEW YEAR'S EVE
Anybody know a nice restaurant in Park Slope that will be doing dinner on New Year's Eve but not charging an arm and leg?
December 27, 2006
Tile over ??? ceiling
I rent an apartment in a brownstone. The front room has a drop ceiling with the metal frames that you place the tiles in. Large chunks of plaster have dropped off, (I guess that's why it's covered), and continue to occasionally drop off. But that's not the problem room.
Who's the Best? Kitchen Installer that is?
I got a bid from a contractor to install a bathroom and kitchen today that still has me shellshocked. It's at least twice what it should have been. I'm getting no real help from the place I ordered the cabinets, because they don't have in-house installers. This is the only guy they recommended. Help! I'm not necessarily looking for bargain-basement. I'll pay for good work. I just don't believe in paying twice what the standard kitchen/bath installer gets. Nobody is worth that, even though yes, this guy is supposed to be very good. So I'm begging and pleading to know, who do you all love in the world of kitchen and bath installers? Thanks thanks thanks in advance. Happy New Year!
Selfish selling brokers who won't co-broke
Anyone want to discuss the still-prevalent practice in Brooklyn of real-estate brokers who refuse to co-broke? (That is, listing agents who will not split their commission with a buyer's broker?) The vast majority of brokers across the country co-broke as a matter of course; personally, I think refusing to do so should be illegal. Why? After spending two months working with a nice broker who showed us 30-something houses, I found the right one in the Times. Unfortunately, despite our repeated pleas, the seller's agent would not relent from this practice--meaning that if I wanted to buy the place, I would have to do the negotiating myself, without advice or representation (I'm not an expert in negotiating and I'm also really busy). I would also be placed in the awkward position of having wasted my buyer broker's time--unless, I suppose, I wanted to shell out a fee for his time, when I had expected from the beginning he would be amply compensated at closing, the way most transactions work. Aside from my own issues with this practice as a buyer, I believe it is a HUGE disservice to the seller--it means that an enormous number of potential buyers will NEVER see your house because their buyer brokers have no incentive to show it to them. Potential sellers: Trust me, DON'T list your house with an agency that won't co-broke. And thanks, B-stoner, for letting me get that off my chest. Thoughts?
impact of PS 321 on property value
Does anyone know how significant in terms of property value is it to buy in the 321 school district in park slope -- historically and presently? (I don't want to spawn a debate about how good a school it is, whether it is overcrowded and whether it is worth any premium.)
Air Circulating in Hot Water System
The boiler in my hot water system was professionally replaced in Nov., 2005. At first, there was some air in the piping system that remained after the installation (which I expected) and I routinely bled the system at the registers. The system then remained quiet for several weeks when, once again, air could be heard traveling through the pipes. Again I bled the system and things quieted down. This cycle repeated itself several times throughtout the heating season.
Move ahead one year and this cycle is again repeating itself on a regular basis. The system will remain essentially air-free for several days at a time and then, inexplicably, air will be heard circulating through the pipes. The piping system includes two automatic air vents (which are fairly new), but I am not sure they are of much, if any, help. The system has a steel holding tank and pressure loss does not appear to be a problem according to the pressure gauge on the boiler (roughly 13 psi).
I am at a loss in determining what is causing this continual entry of air into the system and would appreciate any thoughts.
December 26, 2006
looking for experienced realtor
My wife and I recently sold our house in San Francisco and moved to Brooklyn. We are currently in a great sublet in Clinton Hill but are looking to buy. After having numerous bad experiences with junior realtors in the Bay Area we were hoping for some good realtor recomendations. We really need someone who is willing to put in the time for our specialized needs and not waste our time showing us condo after condo. Our situation is pretty specific, I am a sculptor and my wife is a consultant in the apparel industry and we are trying to find a place where we can both work from home. I make large steel and bronze pieces and need a wherehouse situation while my wife just needs a nice home office. We were looking in Red Hook and could still be interested in that area. We really want a totally raw space i.e. wherehouse, that we can build out, zoning is not that much of an issue as long as I can make noise, no one has to know we live there.
Looking for a parking spot
The tickets and waiting times are getting out of hand - I am in dire need of a parking spot (a space or a garage; rent or sale) within 5 min walking distance from 8th Ave and 8th St. I'm quite sure that some, if not many of you have looked around for a parking solution. Any suggestion is appreciated, be it a lead, a broker, a success or horror story. What's up with the parking facilities for the Methodist Hospital?
My temp email is markfax@yahoo.com
Thanks, on behalf of many!
Bars on windows & Landmarks
I own a brick landmarked house and want to install bars on my ground floor windows. Not the prison type. The bars will match the detailing of the fence, which is original. Does anyone have any experience with Landmarks re getting the green light for this?
I'm new to Landmarks, but my feeling is that if I'm being true to the style of the house and will copy the original ironwork design, getting the nod should be easy. Any Landmark survivors out there with advice? Thanks!!
rubber vs asphalt
I'm in Staten Island and have a leak in a 120 sq foot flat roof. I last had it replaced 8 yrs ago with asphalt rolls. I am now uncertain as to whether I should have a contractor use rubber or asphalt. What is your expert opinion?
Getting a Permit with Landmarks - does it cause other problems?
Hi,
My husband and I are hoping to build a steel deck off our parlor level so that we can retain access to the garden once we rent out the garden level apartment. Since the house is landmarked, I realize that I will have to apply with Landmarks Preservation Commission and etc. My question is: how does that process work? Does Landmarks actually come out to inspect? What I'm concerned about is their coming out and noticing other things that are not up to code about our house and, even more importantly, possibly noticing things about our neighbors' homes. We don't want to cause any trouble for anyone if we can avoid it. If anyone can share any information about the process, we'd really appreciate it.
Thanks.
Thanks for your help.
December 25, 2006
New Year Assessment
Ok… were at the start of a new year,,, Property prices look like they are gonna come back to earth, New neighborhoods are cycling into the “desireable” side of my “purchase checklist” and the sound of construction is STILL filling the air from Sunset Park to Greenpoint.
Ive made my New-Years resolution (again, Im afraid)—Walk every street in Brookyn, watch the market carefully, and buy a home in an up-and-coming neighborhood.
I thought it would be interesting to start a thread on the Pros and Cons of the Brooklyn neighborhoods I would consider up-and-coming. Really what Im saying is “affordable.” And around Prospect Park, within 20minutes to Manhattan.
IE: 2-Family Browntones/Limestones under $850K in the following Zip-codes:
Sunset Park/Zip: 11223
Bed-Stuy/Zip:11213
Crown Heights/Zip:11225
N Prospect Heights/Zip:11216
Prospect/Leferts/Zip:11226
South Slope/Zip:11218
RedHook/Zip:11231
Now I know there are other Blogs where the info can be gleaned by reading between the lines… But it seems Brownstoners have some-sort-of devine-foresight.
Obviously what would be helpful to prospective-2007-purchasers are: Transportation, Amenities, Safety, Hot Blocks, Interesting (Friendly) Bars and Restaurants…. And especially RUMORS.
Santa, Its OK that you didn’t hear me this year…but… PLEASE bring me a Brownstone in 2007.
December 24, 2006
sconces-lighting
I have two large majestic brass sconces with hanging opaque glass globes. Wonderful on either side of fireplace.
Also two ceiling fixtures, one with tiffany-style green glass in black wrought iron; perfect for a hallway; the other a white student lamp converted to a ceilng fixture, with brass chain.
Have you converted a gas/coal fireplace to wood-burning?
Has anybody had a good experience converting a gas or coal fireplace to wood-burning? Would you mind describing the experience? Meaning, how deep was the firebox, how invasive was the construction, how did you have your flue relined, and does the smoke draw well? Help me with this and I'll split a cord of wood with you... thanks!
What's the etiquette for complaints to neighboring houses?
So we're going from a co-op to a house. And thus I anticipate or fear we're going from specific, supervised rules and structure regarding complaints, to the wild west, basically! Everyman for himself, or every house for itself. How do we handle complaints or comments to neighboring houses about loud music without making the situation worse? Without naming it, our new neighborhood is not fully gentrified. Thanks for any wisdom anybody can pass along. I'd love to hear anecdotes about how people handled similiar situations. Happy Holidays!
Dumbwaiter pictures/stories?
Hello, b-stoners: Anybody happen to have a functioning (or nonfunctioning-but-basically-intact) dumbwaiter that they would be willing to post photos of here? I know it's kind of ridiculous, but I've always wanted one and I'm toying with the idea of restoring the one that was originally in my house in CH. Thanks!
Building a Roof Deck
Can anyone recommend a contractor to build a roof deck for a Fort Greene townhouse along with a spiral staircase?
Also, we are interested in building a sheltered area on the roof. What are the restrictions on something like that? Does anyone know of some interesting roof deck designs?
Thanks for any input and happy holidays.
Darn, I feel priced out of the market
Well, I've been looking for sometime and already understand that I can't afford the park slope market right now. So I'm now turning to cheaper places, but find that realtors have these places overpriced, atleast in my opinion. Bed-Stuy is nice but the amenities are null and void. I'm not rich but not poor either since me and my fiance bring in 175K per year collectively. I have a six figure dollar amount saved in the bank, but I still feel priced out. Can anyone chime in to settle me down so I don't feel insecure. This will be my first home purchase and I'm very nervous. I'm almost to the point where out of state homes are starting to look good.
Renovations. Help!
Browstoner community:
We’re abut to undertake a renovation on our parlor floor and cellar. Dimensions: 20x45 but cellar has mechanicals, etc. so not a full 900 square feet of renovation there. We’re interviewing engineers/architects and could really use some input from you.
What should this type of renovations cost for each floor? I know all the rules regarding cost per square foot but I’d like some feedback on total cost per floor.
In the basement it’s just demo and framing a few rooms and dry walling. Some electric but nothing structural or crazy. Also a half bath renovation but very basic stuff.
On the parlor, it’s more extensive demolition, some structural (replacing load bearing wall with column supports to open up the space), nicer half bath renovation and a new kitchen (not super-high end but nice … no custom cabinets/subzero stuff but not 100% IKEA either).
What are ballpark total costs? Also, we’ve been told that an extension to the parlor would cost the same per square foot to build as the per square foot costs to renovate the existing parlor. True? I’ll answer any questions promptly.
Thank you!!
Renovations. Help!
Browstoner community: We’re abut to undertake a renovation on our parlor floor and cellar. Dimensions: 20x45 but cellar has mechanicals, etc. so not a full 900 square feet of renovation there. We’re interviewing engineers/architects and could really use some input from you. What should this type of renovations cost for each floor? I know all the rules regarding cost per square foot but I’d like some feedback on total cost per floor. In the basement it’s just demo and framing a few rooms and dry walling. Some electric but nothing structural or crazy. Also a half bath renovation but very basic stuff. On the parlor, it’s more extensive demolition, some structural (replacing load bearing wall with column supports to open up the space), nicer half bath renovation and a new kitchen (not super-high end but nice … no custom cabinets/subzero stuff but not 100% IKEA either). What are ballpark total costs? Also, we’ve been told that an extension to the parlor would cost the same per square foot to build as the per square foot costs to renovate the existing parlor. True? I’ll answer any questions promptly. Thank you!!December 23, 2006
Northern vs. Southern Garden?
Are Northern gardens really that much darker than Southern gardens? On a Typical 100 foot lot does the light reach the garden level of a Southern facing garden? We are actively looking for a house and I keep falling in love with houses that have Northern gardens, but am fearful that I won’t be able to have a sunny garden. Any help would be greatly appreciated!
December 22, 2006
Buying, Step By Step
So, I thought I knew what I was doing. I made a mortgage calculator spreadsheet and plugged in (I think) realistic insurance, property tax and annual heating bill figures. Water? Got it. Looked around at rental listings in the area and calculated that I'd get 75% of market rent for the rental units.
And I found a building, brought a contractor/friend through to look at it and it is indeed (he says) not going to fall down.
Now, though? I am totally lost. I keep looking for a check list (and some advice that I know only I can give myself)
Here goes though:
- What do you look at before making an offer?
- What does your offer look like? Do you call the seller's realtor and say "we want to make an offer?" Do you get all your mortgage and lawyer ducks lined up first?
- If the asking price is $50K higher than other recent sales in the area do you bargain down or what (okay, that isn't a very practical question)
- But ... if the bank does an assessment (won't the bank make us do an assessment?) and that finds that the building is overpriced, is that something we can negotiate after we're in contract?
- I don't even know what else to ask, but I just did a few searches here for "buying" and "closing" that didn't turn up anything like a useful blow-by-blow of the process and Iwant a cheat sheet. A check list.
Someone has that checklist, they must.
structural integrity question
We are in the process of basement renovation and are replacing old brick columns that are resting literally on compacted dirt.
Replacement does not look very sufficient on my opinion. I am a customer and I called our architect to doublecheck. I am waiting for him to call us back and our contractor says that this support is more then needed in our case.
But I would like to ask for an opinion from people on this board too.
Our house is 3 floors + english basement. 66' deep 20' wide.
So, we have 3 floors of bricks + plaster on that load bearing wall that runs in the middle from front to the back, 8 feet from the closest side wall. Avg floor height is 12-13 feet.
It is a lot of bricks to support.
Contractor is installing 7 8'-0" columns to replace 7 existing brick columns (with proper footing, etc.)
It says on the label that each supports 32,000 psi.
they tell me that they might double one column in the middle.
what do you think, are we safe?
What is confusing for us that we 've seen a fair share of brownstone basements when we looked for a house and when we saw replaced columns
we mostly saw columns with bigger diameter (mostly painted green).
Ours are red and smaller diameter. Is that the right type?
thank you very much.
Home Insurance
Hi. I was recently informed that Allstate will be canceling my insurance policy upon year end renewal on my Bed Stuy Brownstone due to some expected national disaster that the company anticipates (based on some type of historical anaysis). Can anyone recommend an insurance agency that will pick up coverage?
Thanks
December 21, 2006
Fencing in a Landmarked houses yard
Shortly after moving in to our new Ditams Park Landmarked Voctorian (So Happy!) we will need to fence the backyard in but I will need to go through the landmark commission. Are there eople I can hire to design the perimeter; what height in the back vs the front, where to put the gates etc & to process the project through landmark or do I physically make the drawings, take the pictures, submit the application, find the fence, hire someone to put it in etc? How does this work exactly?
Exposed Hot Steam Pipes
We have exposed steam pipes running floor to ceiling in our living room. Very Hot. I want to insulate, but the 3-foot sections of pipe insulation (from Home Depot) look horrible. Any good looking and effective ways to insulate the pipes?
Considering Renting Entire Two Family Brownstone
I just accepted a job on the west coast and will need to move in the next three months. I love my brownstone and do not wish to sell it. It is a legal two family but is lived in as a one family and has not been set up to be rented as two separate units (I'd like to keep it that way and not carve the place up). I'd like to rent the ground floor w/garden to someone that would act as a super for the house to take care of any issues that require attention, garbage, general upkeep, etc. w/a heavily discounted rent and have the upper duplex rented at market. My question is this: has anyone done this and how did you go about it? Broker? Craigslist? Has it worked out well for you? Thanks and sorry for the long post.
Who to hire for my mortgage??
I'm looking for a good (local) mortgage broker who can give me SEVERAL different options for financing on my 2 family house in the North Slope area. I currently have a mortgage with Sovereign and I'm looking to refinance and take some cash out of my property.
Thanks
December 20, 2006
Wrought Iron or Steel?
If I want to match the old wrought iron bars on a brownstone, is my only option steel? All the "iron" guys seem to only work with steel these days. Any recs for a true "iron guy"? Is it so much more expensive to work with true "wrought iron" nowadays? Does landmarks have requirements regarding the materials used for gates and bars?
Travelers Insurance vs Liberty Mutual
I have received two very comparable quotes for home insurance from both Traveler's and Liberty Mutual. All things being equal, do people have a preference for one over the other?
Replacement of GAS BOILER - w/Keyspan
Folks - any advice? Our 4 floor bstone is heated thru forced(pushed) air. We are looking to replace out gas boiler. Keyspan hooked us up with a guy called Paul Kinney and we got a price of $3500 total. It'll be one of those new smaller models. The one we have now is a HUGE 50 year old jammy..
does this sound right? what are people paying for this kind of thing?
TOP FLOOR GAS STOVE PROBLEM? THOUGHTS?
I'd appreciate any feedback on the below topic:
Our tenants stove - located on the top floor of our 4 floor Bstone gives off SUPER small flames. It seems to vary to normal but mostly the flames are too small to actually cook on.
Here's the thing: its a brand new stove - I've have GE come out twice - they've replaced the regulator at the suggestion of Keyspan - (who I called out to see if they could help) - The stove guy insists it's not the stove - and suggests the problem is gas pressure - the gas company says no.
has anyone had this problem? or can u suggest a GOOD plumber? thanks!
Energy Efficient Skylights?
Is there such a thing as an energy efficient skylight? We seem to lose an enormous amount of heat through the skylights we have over the stairs (about 5x3 ft) and in the top floor bathroom (about 2x2 ft).
Thanks.
Free: kitchen sink & almost-new bathroom sink/stand/faucet
For anyone doing a reno on a budget... I want to give away a used, white, over-counter kitchen sink (22" x 33" with four holes) — no faucet. It's old-fashioned in look (ceramic on heavy cast metal - it weighs a lot!) so the slight scratches don't seem a problem, esthetically. Don't know how old it is, but it is extremely solid and in more than decent shape.
Also: a complete bathroom washstand plus faucet in very good shape. The sink is white porcelain on an open metalwork stand: attractive and great for a half-bath since since it's not great for storage.
I'll even throw in a working 3-lightbulb ceiling light/"chandelier" to anyone who wants that, too. Old-fashioned in look — a combo of metal and glass. But probably not that old.
I have photos of both sinks (installed) but not of the lamp. Send an email to freesinksclintonhill@earthlink.net if you are interested — I'll send the photos.
I'm in Clinton Hill.
iso egineer for brownstone condo conversion
i'm looking for an engineer who can certify plans for a condo conversion of a 4 story brownstone -- 2 floor thru's and one duplex apt. thanks.
Management company for small co-op
Our small 5-unit brownstone co-op is looking for a management company to help us with: monthly billing paying, preparing yearly taxes, obtaining a heating system service contract, soliciting quotes for future projects (like a new furnace, replacing our front door, etc) and general building housekeeping work like garbage/recycling and snow removal. Our budget for such services would be around $350 month.
If anyone knows of any management companies that would be interested, please leave their contact names and numbers so we can follow up.
Thanks and Happy Holidays!
Electric Upgrade
We have an 8-studio brownstone with 100amp main supply, and 15 or 30 to each apartment. An engineer recommended that we upgrade the main supply to 400-amp 3-phase. Anybody know the appropriate amount of supply for each apartment? Each is a studio, and would have at most one A/C, full kitchen, computer, etc. We'd rather have a little extra to be safe, as this is a big expense and hopefully won't ever have to be repeated!
December 19, 2006
Lot Line Windows?
I recently purchased a townhouse on the first street-side lot from the corner of an avenue. As a result of the avenue lots having a 30+ foot backyard, one side of my building is open to their backyard.
What are the regulations regarding Lot Line windows? Could I open the walls and install/construct Lot Line windows with the understanding that they would have to be closed if a building was ever constructed to the lot line (which I'm not sure is possible because of the zoning (C1-4) on the Avenue lot that abuts my lot (R6B).
Any insights? Do I have to submit an application to the DOB? Get approval form the commercial neighbor? What's the process? Thanks!
Solutions for our icky shower/tub
We love our rental apartment, except for the shower stall/tub. The tub itself is stained, and the grout around the shower tiles is discolored. No matter how hard we scrub, or what with, it just never looks really clean. We'd like to see if the landlords will pay for or split the cost of some sort of improvement. Has anyone had one of those vinyl shower/tub liners installed? What about refinishing? Thanks in advance for any suggestions!
Toilet - No plaster seal?
I recently had a plumber come in to replace the lead bend and cast iron wasteline pipe for one of my bathrooms. He's not a licensed plumber, but works as one in a top U.W.S. coop building in NYC, and will be taking a union test in the next 6 months. He did a great job of replacing the pipes, from what I can tell. (This was done from beneath, we didn't take up the floor, but rather removed the ceiling of the floor below.)
My only question is that he didn't put any plaster between the tile floor and the toilet base after he'd replaced all the pipes. He put a new wax seal, and soldered the lead. When I asked him about this, he said it wasn't necessary from a plumbing perspective, only cosmetic. True? Should I do anything about this? (Like run a bead of silicone caulk arond the base of the toilet?) Nervous!
Water Damaged Beam
The other day my husband noticed that the old iron stove in our kitchen (one of those numbers that was built into the wall and probably weighs a couple of thousand pounds) has a stress fracture that begins at the lip of the stove and extends all the way to the opening of the burner (about two inches, tops). Now I’m nervous that the house is sagging because the beams in the basement are not up to snuff and that the place might come tumbling down around us any minute.
A casual examination revealed no damage to those beams that run from front to back, but one of the horizontal beams (this one is near where the stove is located) has some water damage. I would feel better if we got someone who knows what they’re doing in here to take a look. Who would be the appropriate professional to do this, and does anyone have a recommendation? If this damaged beam is the culprit, what is the remedy?
Thank you.
Slumping brick wall
I am looking a brick building to buy. The top rear wall
in an area about 6 vertical and 6 feet wide - has a bulge
when looking from the outside, and a concave on the interior.
The outside is totally coated with cement that looks maybe 20
years old - no cracks, not even in slumped area.
Anyone out there have experience with this?
Our inspector thinks it will cost $50,000 to
take it apart and rebuild.
My idea is to drill 3 -1/4 holes
and tie with sizeable Airline cable back into a good size "beam"
attached vertically to the floor and ceiling joists would use a steel plate
or plates on the outside. Iwould not put any pressure inwards - the
cables and plates would be there to prevent further movement...
Thoughts? Anyone tackled this problem before?
Old Window Repair quote
We have original windows which are lovely and we have restored, but the original casings they are in need replacing, for sure. We got a quote for 2 windows- $1000, labor only, This includes a new sill, sash, jamb- all window frame. Does this sound reasonable?
Also, does anyone have a recommendation for a good and inexpensive person to install new windows (including casings) in case it is just too expensive to fix our old ones?
Thank you~
Bed Stuy Brownstone Owner
Bob Villa -Waterfront Warehouse Rehab
Im looking for Bob Villa's HOME AGAIN Season 14 --
Waterfront Warehouse Rehab Project -- DVDs/VHS episodes.
Im sure FORUM members will remember that the project took place in DUMBO. 13 episodes aired March-April 2003.
More info on this SPECIFIC series of shows is here:
http://www.bobvila.com/BVTV/HomeAgain/Project-1401.html
The Home Again website used to sell VHS copies of this project-- but they seem to have discontinued sales of all Home Again video products.
Id be happy to transfer VHS copies to DVD and make them available to anyone who has a video episode set of the series.
Or perhaps someone can point me to a web address where the video set may still be purchased?
THANKS for any leads or info.
anyone use NYC Masterpiece for woodflooring?
looking for a really good wood floor refinisher, anyone heard of these guys? http://www.nymasterpiece.com/
can anyone recommend someone for wood and marble floor install?
thanks!
December 18, 2006
Locksmiths / Preservation
Hey Everybody... Looking for a locksmith or hardware store in the Ft. Greene / Clinton Hill / Bed Stuy area with better gear than they sell at Home Depot... and a more knowledgable staff.
Also, anyone with a penchant for preservation (ie: antique fixtures, old locks, etc.)...
Any suggestions?
BED STUY GROCERIES
Anyone know where there's a good grocery store in Bed Stuy?
We just moved to Stuyvesant & Halsey. Also any sources for organic produce?
The corner bodega just won't cut it...
Looking to source and install wide plank pine (?) floors
Yet another pine flooring question. I'm looking to replace our dining room floor. I believe what I have is wide plank pine in the living room, which I'd like to match. It's old, perhaps original to the house (1870s era).
Some questions I'd love help with:
(1) What 's the best way to identify the floors we have? As I don't want to take the floor up just yet, and I think photographs are a bit unreliable, I'd love a professional opinion.
(2) Can anyone recommend a local source for reclaimed wide plank pine flooring? I'd be open to salvage or a flooring source. I'd prefer not to go out of state if I can help it. (A number of people have posted good things about Summit Flooring. Does anyone have a contact number?)
(3) What should I budget psf to source and install?
(4) Does this kind of flooring require a specialist installer and refinisher?
shower versus bath
To maximize space in the rental apartment I wanted to put in a lux stand up shower stall instead of a bathtub. My contractor told me I would have a problem because code requires a tub in order for it to be a legal apartment. That just sounds strange; why would DOB favor a tub over a shower?
Anybody use G & M Plumbing Contracting?
I am an architect with a project in Windsor Terrace. A friend of a client recommended G & M Plumbing Contracting to my client. Has anybody used them? Their budget square foot number was incredibly cheap, and I generally subscribe to the idea that if something looks too good to be true, it probably is. So it really makes me wonder when a contractor gives me numbers 33% lower than what I've been told to expect.
Anybody heard of these guys?
Thanks
scary cellar ceiling
We have a 3 family that we are using as a 1, with an unfinished cellar with around a 6 foot celing. The ceiling beams are covered with some sort of metal plates that are old and somewhat discolored, and give the cellar a real dungeon like quality that I'd like to change. I am not going to dig out the basement right now.
Can I take the plates off, or is it some sort of code requirement for 3 fams? If I need a cover, what can I replace these plates with, other than new (shiny) plates? Do I have to cover the beams, or could any cover go in between the beams? Ideas, anyone?
thanks
Stone, Slate, Marble Supply?
Can anyone recommend stone supply in Brooklyn? I need to get a small amount of marble for a fireplace mantle as well as slate for the kitchen floors. Thanks in advance
Stone, Slate, Marble Supply?
Can anyone recommend stone supply in Brooklyn? I need to get a small amount of marble for a fireplace mantle as well as slate for the kitchen floors. Thanks in advance
Top 5 Things to Check When Purchasing a BStone?
When looking to purchase a bstone, what are the top 5 things to check out/evaluate? Electrical? Plumbing? How can you quickly evaluate those items during an open house walk through?
I ask because so many brokers say things like "it has good bones" and as I realized I need to know how to, at least preliminarily, assess if this is actually true.
If anyone has good articles to read on this subject, let me know!
December 17, 2006
lease info
Does anyone have any information on the space that used to be karrot on Grand between Laffayette and clifton place
Replacing marble table top?
During some reno work, a round marble table top was accidentally broken. The table belongs to my wife's 90-year-old grandmother (who lives with us.) She dislikes change, especially of the negative variety, so I want to replace it as soon as possible. It's white marble, about 24 inches in diameter, and it just rests on the base. Not an antique, but still a very nice table. Recommendations for where I might replace the top and what I can expect to pay?
childproofing unfinished basement
I am starting a home daycare next summer and need advice on how to childproof my unfinished basement. The main concern for me is the cement walls. I'm going to need to child proof the walls using some kind of padding. Any suggestions? I was thinking of buying a thick foam of some sort but have no idea where to buy it. Does anyone know? I could use any help PLEASE?
Recommendations on getting a construction loan
I'm a newbie would-be brownstone owner who is looking to do a gut renovation of a brownstone. Any recommendations on financing options that people on this forum have used? i.e. Mortgage brokers or banks that will lend the cost of the house and reno. Also ow much down do these loans require?
I am a first-time buyer. I am looking to create a 2 family with one unit for rental. Are there any 1st time buyer programs that are available? From what I have seen, I earn too much to qualify for any of the programs I have seen...though not enough to have heaps of money.
Fixing Cracks on Stoop?
How do I match the color of concrete crack filler to the actual brownish color of my stoop steps? I only seem to be able to find concrete in white at the hardware store? Thanks.
To Build or Not to Build
I'm stuck and could sure use some help.
I currently own a property that forms a "T" -- the bottom fronts on one street and the top-right on the adjacent street.
The horizontal piece of the "T" is 20x131'
The vertical piece of the "T" is 20 (expanding to 40, 68' back) x 100
Total sq footage is 5,260; R7/C1 (FAR 3.44).
Currently a 3 story building in horrible condition on the vertical piece of the T; horizontal piece is empty lot.
I'd like to build a new rental building on the entire "T" but I'm concerned that window and light requirements will be hard to meet because of the unusual shape.
Specifically, can I or can't I build windows on the lot lines? I own the adjacent buildings and can grant easements, but my reading of the regs leaves me confused.
Happy to meet (and pay a qualified professional) in person for a solution.
Thank you,
Joseph
December 16, 2006
Neighbors leaking pipes have caused damage to my brownstone.
I have noticed a strange dank smell in our house for the last two months. On returning from a 2 week vacation I noticed major cracks and bubbling of the plaster in the party wall. I ran into one of the tenant who rents next door and he informed me the landlord had recently repaired major water damage to his two floors but had not fixed the plumbing. Within a week of the repair to the walls, the water damage is appearing again. I called the landlord to explain the damage to my walls and he denied any problems with his units and claimed he had not done any repairs recently. I haven't called my insurance company yet, but I need to get my walls fixed before my wife gives birth in 7 weeks. If we meerely patch it and he does not fix his pipes we are back to square one. Any advice would be much appreciated from fellow unhappy homeowners or lawyers.
Neighbors leaking pipes have caused damage to my brownstone.
I have noticed a strange dank smell in our house for the last two months. On returning from a 2 week vacation I noticed major cracks and bubbling of the plaster in the party wall. I ran into one of the tenant who rents next door and he informed me the landlord had recently repaired major water damage to his two floors but had not fixed the plumbing. Within a week of the repair to the walls, the water damage is appearing again. I called the landlord to explain the damage to my walls and he denied any problems with his units and claimed he had not done any repairs recently. I haven't called my insurance company yet, but I need to get my walls fixed before my wife gives birth in 7 weeks. If we meerely patch it and he does not fix his pipes we are back to square one. Any advice would be much appreciated from fellow unhappy homeowners or lawyers.
plaster dust won't wash out woodwork
After lots of renovation we are trying to clean our place up. We have great woodwork, but the dang plaster dust simply will not wash off! We've gone at it with Murphys and water (with a toothbrush) several times! What the heck are we to do!
Home Insurance
We have had the insurance on our 3-family house with the Brownstone Agency for over 20 years and never filed a claim. I am now looking around because we are facing a huge jump in premiums from $3500 to $5200 for 3 years.
They are always so disorganized when renewing the policy that I worry that if they are this bad when taking our money, what will it be like if we have to file a claim. The customer service used to be much better but has been slowing going downhill.
December 15, 2006
Need someone to replace our wooden stoop
We have a wood frame house with a wood stoop that is in desperate need of repairs or replacement. Does anyone have any carpenter recommendations?
removing extra gas and electric meters
What is the process/rules to get extra meters taken out and all gas and electric run through one meter? We have a 3 family with a common and three apartment meters, and want to put everything on one bill and stop paying per-meter charges. Do I need the gas/electric co's to do the work, or can an independent contractor do it? Will the gas/electric co's leave the meters and just close the extra accounts, and reroute all the power/gas biling through the remaining account? Or do they take the extra meters out? Are there permitting and c. of o. implications?
removing load-bearing wall
We are removing a load-bearing wall on our ground floor. The architect's plans called for sistering the joists with steel beams. The beams are not to be "pocketed" into the walls. So all they are doing is reducing the deflection of the joists. The contractor is in the process of doing this work now and looking at it, it makes me incredibly nervous. The load is not being transferred from the wall to anything new! I believe the architect consulted with an engineer, but all of a sudden, I don't trust her. Help!
Electric Bill for common areas of brownstone?
So my electric bill for my 3-story 3-family home in brooklyn for the common areas only (outside light, vestibule light, 3 hallway lights) is, on average, $77 per month.
This seems ridiculous. What else, if anything, is on this meter? The first floor apt gets its own bill. So do the 2nd and 3rd floors.
Thanks.
December 14, 2006
Two Mantles and a Fireback For Sale
I have three items my wife and had acquired in order to renovate or brownstone. However, we have chosen not to use them and offer them for sale. Please see the craigslist ads below and please contact me at mileslou@hotmail.com if interested.
Antique Oak Fireplace Mantle
http://newyork.craigslist.org/brk/fur/249169383.html
Antique Fireplace Mantle http://newyork.craigslist.org/brk/fur/249171266.html
This mantle was purchased last year from Recycling the Past of New Jersey. The price listed has us selling it at a very significant loss.
Antique Fireback
http://newyork.craigslist.org/brk/fur/249178280.html
This fireback would be double the listed price from Demolition Depot in Harlem.
paint or floors first?
my husband and i are closing on a townhouse at the end of january and will have less than one month to get some work done on our duplex. we can't figure out what needs to get done first - please help! we would like to refinish the wood floors (which will include ripping up 2 feet of tile and laying down new wood), have a really good painter sand down layer of paint and paint and have new countertops put in to the kitchen area. also, if anyone can recommend anyone they've worked with to do this stuff.
thanks so much!
Narrow Refrigerator
Anyone know of a narrow refrigerator that's not one of those dinky apartment sized ones?
Our space is 28.5" including the door swing allowance, so it's actually effectively about 27" wide.
So far, our choices are the $5000 sub zero (plus the $1000 stainless steel panels - not included in the sale price - for a total of $6k plus tax) or the 26 7/8" Summit brand fridge for around $800.
Budget-wise we're leaning toward, the Summit fridge (um, what's up sub zero - $5K NOT including the outside of the fridge??? come on... that's retarded), but it doesn't even have an ice maker. It's only 1 step up from a dinky 23" apartment fridge.
Anyone know of any others brands/models in a narrow size, ideally with an ice maker?
We are at a total loss.
Turn of the century wallpaper removal
Buying 1907 Victorian in Ditmas Park. Wil need to remove turn of the century wallpaper. It's thick and peeling off in places. There is def lead in there & to keep 22mo son safe I will want to remove it. How is this done? How much does it cost roughly and do you know anyone who coudl do this? After it's removed we'll have to plaster/skim coat the walls which I know is the greatest expense. Any other suggestions on how to handle this?
Dishwasher adjacent to range?
In planning to remodel my kitchen, I've been told that putting the dishwasher next to the oven is a no-no (something about water, heat, and electric being too close to one another). Can anyone elaborate?
HVAC vs. PLUMBER?
I'm taking a poll on having a plumber work on a boiler vs. finding a HVAC specialist. The heating system is a single pipe steam system. The boiler is a New Yorker CGS-A (gas)...
The problem (flooded system) seems to be caused by a malfunctioning automatic feeder. Any thoughts? Also, any suggestions as to who is good, competent and professional?
Looking for a Survey Company
I would like to get a survey done to confirm our property lines. Anyone know of a good surveyor/ company and what do they usually charge for this?
Weird odor -- Con Ed says it's not natural gas
We've lived in our rental apartment for a couple years, and have occasionally noticed the slight smell of natural gas ordorant. We've called Con Ed twice, and the previous tenants said they also had them out a couple of times, and all four times Con Ed's detetectors have not shown signs of any leaks. Any ideas of what might be causing this or any sort of testing we could get done?
Carpenter for Old Windows
We have dismantled and stripped our beautiful old windows in our brownstone. We removed years of paint, and now have beauties with the original hardware! We are looking for a carpenter to repair the sills and re-install the windows, and just fix them up in general- can anyone recommend a detailed and careful carpenter for a project like this? Thanks!
thermostats programable vsnon-programmable mechanical thermostat
My 2 family house has 3 different zones . I have gas burnham boiler with hot water basebroad heating .Should i use a programable thermostats or non-programmable mechanical thermostat ?which is better ?
December 13, 2006
Rental Brokers: Scam? or Bam!
I'm the same guy who wrote 'Moving to Brooklyn" (BTW thanks for the informative responses ...hey, I almost started a fist-fight there!). I found a rental broker online who -for a one-time payment of something like $ 200.00, promises to provide me with a 3-month daily listing of no-fee apts for rent. They send me daily e-mails with pics showing usually walk-ups that go for $1600 to $ 2200. Some are way uptown (Harlem or MH) and a few are sprinkled all the way down from 96th to Chinatown south.
My question is: is this for real?. Because from what I read & hear rents in Manhattan from 96th down average like $2500 for a studio, and these people are showing me 1 bdrs. for the prices I listed above. What gives?. Are these type of brokers usually on the up&up?.
Greetings from Southern CA, they most beautiful and boring place on the face of this planet bar none!.
Expert Mirror Hanger . . . Found!
This is an OP follow-up post concerining our earlier search for an expert mirror hanging specialist. At the suggestion of another poster, Ken, we called Cristalvetro (a great company we had used in the past, btw, for glass cutting). Cristalvetro recommended Mark Loewy. I might add that before we hired Mark, we asked several other contractors if they would be willing to take on the job. All except two declined and even those who agreed to do it seemed hesitant. The mirror is quite large (5' x 4'), considerably heavy, and we wanted it hung, with a tilt, above a mantel that is over 5' in height.
Mark and his 2-man crew turned out to be mirror hanging specialists extraordinaire! We were thoroughly impressed with their patience, precision, concern for safety as well as aesthetics. They were also remarkably collegial and respectful of our home. From start to finish, the hanging process, probably took close to 4 hours. In the end, the mirror looks fabulous and we are confident that it is very safely hung. For your mirror hanging, art installation and furniture delivery needs (the latter is Mark's main business), we heartily recommend Mark Loewy to all: 718-476-0182.
Mice concerns
We have mice in our brownstone. After trying the glue traps for a while and having some luck catching the little bastards, we decided to hire exterminator. We have patched many holes behind stoves and other areas and put down the poison. Since our tenants have pets, the poison is in special housing so they do not get to it.
My concern is what if the cat eats the poisoned mouse? The exterminator tells me that he should not be in danger, but I am concerned. We have also bought RatZappers and they work wonders at the apts where we have no pets. But I am affraid to out them where the cat is since he can get zapped as well. The mice seems to be too smart for just glue traps. What can we do?
Any advice is welcome.
how long for radiators to fill?
the plumber drained our hot water system, and now none of the radiators work above the parlor floor. i have been trying to bleed them but after leaving the bleed valve open for a long time (hour or so), still no water comes out. the radiators on the lower floors are working fine, pressure and temperature is fine. how long should it take for the water to rise? should i be focusing on one radiator at a time or should i leave all of them open until water appears? it's a 2-pipe system.
Neighbor Killing Very Mature Willow Tree
My parents neighbor to the rear has a very mature willow tree that spreads over into at least three other yards (the tree is on the rear property line) Over the 20 + years that my parents lived in their home, we have cleaned lots of yard debris from the tree. Last year, the tree began dropping very large branches that had to be cut down with an electric saw. My parents did not complain to the owner, they just cleaned up the mess it made and repaired the arbor for their grape vine. This year, the large branches have began to fall again but in my next door neighbor's yard. She spoke to the owner and he chopped up the branch for her. During the conversation with him, she learned that he has been intentionally killing the tree for a while. She shared this information with my father who is now very concerned about the potential damage the tree can inflict on our property.
I am sharing it with you all for advice because my dad seems to believe that a person cannot slowly kill of a tree. My parents home is four stories and the tree is taller than their house, so it is a huge tree.
I'm thinking that neighbor is going a cheap route for ridding himself of the tree. My dad wants to write a letter expressing his concern. But before he starts including inaccurate information, I decided to seek advice from other home owners.
Any insight on how to handle this is much appreciated. Thanks in advance
Neighbor Killing Very Mature Willow Tree
My parents neighbor to the rear has a very mature willow tree that spreads over into at least three other yards (the tree is on the rear property line) Over the 20 + years that my parents lived in their home, we have cleaned lots of yard debris from the tree. Last year, the tree began dropping very large branches that had to be cut down with an electric saw. My parents did not complain to the owner, they just cleaned up the mess it made and repaired the arbor for their grape vine. This year, the large branches have began to fall again but in my next door neighbor's yard. She spoke to the owner and he chopped up the branch for her. During the conversation with him, she learned that he has been intentionally killing the tree for a while. She shared this information with my father who is now very concerned about the potential damage the tree can inflict on our property.
I am sharing it with you all for advice because my dad seems to believe that a person cannot slowly kill of a tree. My parents home is four stories and the tree is taller than their house, so it is a huge tree.
I'm thinking that neighbor is going a cheap route for ridding himself of the tree. My dad wants to write a letter expressing his concern. But before he starts including inaccurate information, I decided to seek advice from other home owners.
Any insight on how to handle this is much appreciated. Thanks in advance
Boiler pricing
Hi all - I recently received a quote of $8,000 to replace a very old inefficient gas boiler with a new Burnham P207 125k BTU boiler. This includes the boiler and installation, including some new pipes around the boiler. This is from an a very well-respected plumbing company that is mentioned frequently on this site. Can anyone tell me if this is in the right ballpark?
Many thanks!!
Leaving molding unpainted
Our living room has molding set about 8 inches below the top of the wall. My husband has painted up to the molding a shade of blue. I would like to keep the molding white and paint above it a different color. Is this done? My husband believes it isn't and that it would look terrible.
Electrical service upgraded
Has anyone had to upgrade their service from 200 to 400 amp, and how much did it cost? Thanks.
Rent Control - Sidewalk Replacement - MCI
I am a little confused about MCI increases and what exactly qualifies. I renovated my vestibule/doors last year and also completely replaced the sidewalk in front of the building with new good concrete. Before doing so I noted that both seemed to come under the list of major capital improvements.
IN particular, for the sidewalk, I thought that would have come under the entry for walkways/driveways.
Strangely though, the DHCR was fine with my vestibule work, but claimed the sidewalk work was not a covered MCI??? Not that this makes a huge difference to the rent increase, but I am a little confused.
Anyone have experience with this? Should i have referred to "walkway" replacement rather than "sidwalks"?
Thanks in advance.
p.s. Before anyone claims horror that I deal with a rent control apartment, note that if it weren't for the rent control, I would not have been able to afford this wonderful brownstone, and frankly the tenant is a perfect one (albeit her rent is rather next to nothing but she otherwise is a good neighbor and keeps up her apartment great).
December 12, 2006
Kitchen Contractor Needed
We recently purchased an Ikea kitchen, separate tiles for the backsplash, etc. All we need now is a reliable contractor to remove our old kitchen and install the new kitchen. We received a quote to do this for around $11,000, but from what I have heard this is too much to pay (Th kitchen cost $6k for all the materials. I know they are easy cabinets to install and hang, but we don't have the time to take on this project with work and with a baby on the way in January, we need this done soon. Any reccomendations are appreciated.
North vs. South (Slope)
We are currently renting in North Slope (near 8th Ave and President) and have caught a bad case of the buying bug. Since we want to maximize space, we think South Slope could be a good option... What are your opinions on 17th/18th street areas between 6th and 8th Aves? Would we be making a mistake on location, or is this area an up-and-comer? Any and all feedback appreciated!
commercial condo, what do you think?
I'm considering buying a commercial condo to use as live/work. Has anyone heard of these? They're less expensive per sq.ft. than residential condos and seem like a good deal, but I'm somewhat suspicious of too good a deal. Any comments or info. would be appreciated. Also, what are the possible problems of living in a condo in what is zoned a commercial building.
Moving to Brooklyn
Been cruising the forum for a while now. You guys seem pretty knowledgeable so I'd like to ask the following rental related questions. Thanks;
Is it legal to 'take-over' someone else's lease?.
If so, what happens when the lease expires?. Will the new renter automatically have a right to renewal?. What about if it's rent-stabilized?.
Finally, when renting in any situation, does the renter have to pay towards those outrageous 'maintenance costs' buildings have in NYC on TOP of rent or is it already 'included'?.
Price to replace radiator valves from Vigilante
i'm always searching on this forum for specific costs for various projects, but i rarely find people willing to say how much they actually paid for anything. i just had some radiator valves replaced, i thought it might benefit somebody else to know that Vigilante charges $220 for the first valve, then $187 for each additional. this may be a huge ripoff, but thus far they're the only plumbers to show up when they said they would.
Carpet cleaning/ upholstery cleaning recommendation
I'd like to recommend a guy name Michael.. After years of using other companies and being disatisfied. I decided to try a recommendation from this forum.. He did a wonderful job and took his time with the job. You can say he satisfied me need of cleanliness. He cleaned two oriental area rug. and runners on my staircase. I was pleased. He also cleaned My leather sectional. He's an owner of Gonsalves Carpet. Contact number 1917-701-9321. He came out on a Sunday which was a plus for me.
Looking for advice about Slomins Alarm Service and Building Insurance
Two years ago I signed a 5 year agreement with Slomins for a security system. The system was installed in the groundfloor/ Parlor floor duplex apartment. This system qualified me for a very good rate with Traveler's Insurance. In the meantime, I renovated the apartment with the system in it. Basically, this system was dismantled during the renovation, though some components are still in place but disconnected. Originally, this installation cost me $350 dollars.
When I called them, they wanted to totally reinstall the system at a cost of $1,200 dollars, which negates any savings I had on my insurance. I thought that was outrageously expensive and was pretty po'd. However, I still have three years on my contract and to get out of it would cost me $1200.
When I bought my house, I made a lot of fast decisions about many things, including this. Maybe I should have spoken to Slomins when I started the renovation but didn't.
Anyway, I am really annoyed about this and feel like I am being taken advantage of, because of the 3 years left on the contract.
Has anyone had an experience with this? Any advice?
Looking for an architect
I am looking for a freelance architect to assist on a
small interior design project, basically drawing up
plans to be submitted to the department of buildings,
if you know of anyone please contact:
julepeg4@gmail.com
Thanks
Juliet
bathroom wall
damaged bathroom wall . old water damage found in the tub area. Possible were carpenter ants. No further ants. Looks very dry. Do i still need to change framing post or i just cover with new sheetrock. I appreciate input Tanks .VCH
Building insurance
I need help finding an insurance broker for a three family in *gasp* Williamsburg. I have gone to neighborhood brokers and left feeling less than confident and a little bullied. Can anyone recommend a knowledgeable broker? Many many thanks in advance.
Old lath & plaster walls toxic?
About to buy a 1907 house with very old wall coverings and the expected shallow cracks. If I have someone carefully fix the cracks and flaking plaster is there any chance that my 22mo son will be in any danger? The wall coverings are another issues entirley; will have a sample sent for testing on if there's lead or other hazzards. Anyone have information on these things? Thank you!
What to burn in wood burning stove?
We have a wood burning stove/fireplace, and are looking for recommendations for wood or pellets...we were advised not to buy the firewood at the corner bodegas, as that wood is too dry, not seasoned, too smoky, etc. Can anyone recommend a place in PS, BH, Cobble Hill, etc., that either delivers or is easy to pick up from? Thanks!
Something Nice for A Change.
It seems that a day doesn't go by with out seeing some really bad renovations or additions. Often these additions are insulting to the original architecture of these old buildings. So imagine my surprise seeing this house today on 49th st near 6th Ave. Imagine that! A whole extra floor was just added including bay window & all! Someone has some taste after all. What's even more surprising is this is not a landmark area, it's Sunset Park! WOW!
Green Granite for Sale
Green granite islandtop for sale. Like new condition. Measures 32" x 56". Asking $500 or best offer. Contact graniteforsale@gmail.com for pictures.
End of lease - how many showings are reasonable
Our lease ends at the end of january. I work from home, and we also have a 6 month old baby as well.
The landlord, who was a total tight-ass throughout the lease, is clearly scared he will be without rental income for 3 minutes between leases has given the apartment to (so far) three agencies to re-rent. It is in a hot area, extremely expensive, but very shabby inside which I am sure means there will be many couples wanting to come in to see it and turning around and leaving. eg: the description and pictures on the BHS site makes ME want to live here (I can't wait to leave).
How much can i deny access, and still get my deposit back? I don't care about pissing off the landlord, he pissed me off for a year, but i do want my security deposit back of course.
City Records
I notice that you often note city records that show x and y and I'm wondering where you get this info. I ask beause i wanted to look into a condo property that I was considering buying but they haven't gotten the temp c of o and I'd like to see why and if in fact the number of units in contract are really in contract.
Any help would be very useful. Thanks so much.
A dedicated reader,
S
December 11, 2006
Purchasing Half a Townhouse
I am interested in purchasing half a townhouse and finding someone (equal minded and situated) to do it with. But first I was wondering if anyone has had experience in splitting the purchase of a townhouse. If it is something that is even possible, then how do you approach real estate agents, sellers and obtain a mortgage for this situation? What are the necesary legal parameters?
I anitcipate a townhouse with 4 floors configured as a 2-4 family, the 2nd and 3rd floors with roof rights for one person, and the garden and parlor with garden access for the second person.
Thanks for any input.
Cablevision or Time Warner - Anyone got a preference?
Hi,
We're moving from Prospect Heights to Park Slope this week. Both Cablevision and Time Warner cover the area. Only Cablevision covers Prospect Heights (or it did when we hooked up to cable years ago), so I don't have any experience with Time Warner's digital cable or internet services. Anyone have any input on this highly critical matter?
Thanks!
Structural Engineer
Looking for a recommended Brooklyn based structural engineer for small residential projects such as steel framing for a new deck.
SRO conversion
After 14 long months, I've finally obtained a certificate of no harassment on my SRO. At this point, I need an architect to draft plans/submit any necessary paperwork to the city so I can begin construction. Can anyone recommend an architect who has experience with SRO conversions? Thanks in advance for your help!
Power your way dot com
A salels preson at my door just informed me that I no longer need to buy gas and electircal from Con Ed. I was told to look at this website for my new purchasing options.
http://www.poweryourway.com/
It seems legit. Has anyone started this research? My head is still spinning from the options.
Buying a house w/o a C of O
1907 fully detached 1 family, kitchen extension in ~ 1940's makes house today exceed FAR by 495 sf. Can not find a C of O or anything for that matter. The seller bought late 1988 & has done nothing to the house but maintain it. In 5 yrs when we go to renovate the kitchen how huge a problem is this going to be? Also this house received landmark designation early in 1988 (Ditmas Park). There is just literally no information on this house at the Dept of Bldg, municipal bldg etc. because it's remained unchanged since the 1940's. We will use it as a 1 fam and won't be adding to the house but I want to know that they are not going to tell me I have to remove the extension or that getting a C of O isn't going to cost me a fortune.
System humifidier
Our first time with forced air heating and the air is dry dry dry. Does anyone have experience with humifidiers that attach to the furnace? Would that create a mold problem in the ducts?
I don't know that I have the time and energy to maintain a separate humidifying machine in each room.
Thanks.
Need Someone to Stain Wood Windows
I'm looking for a handyman or a painter to stain and poly some pine windows I recently had installed in my co-op. Any recommendations would be appreciated. Thanks very much.
Good Old Home Buying 101
This is a pitch for advice. We're first time buyers whose hopes are dashed by what we thought was a slowing market... Call us naive, but is Brooklyn entirely immune from a national slowdown? The only solace we find is that there doesn't seem to be that much on the market now -- perhaps sellers who can afford to wait are checking out how things progress?
Good Old Home Buying 101
We're first-time buyers eager for some thoughts on the status of the market. Call us naive, but is Brooklyn entirely immune from the nationwide slowdown -- a slowdown that raised our hopes a home here would be within our range? The only solace we find is that little seems to be on the market now -- and perhaps sellers are holding off putting their properties on the market for now. Any thoughts about affordability here?
Wall behind elect panel is warm to touch--problem?
Hi--
Living in a coop. New neighbors got one elect panel replaced and another installed recently. Tonight I noticed that the wall in our apt that is just behind their elect panels is distinctly warm. Doesn't bother me except if a hazard. Do we need to call an electrician or is this normal? Thanks for comments.
December 10, 2006
Rats!
I have a disgusting problem in my Bed-Stuy brownstone. I believe rats have entered a section of my roof on a first floor extension and now I can hear them in the interior ceiling of the house. I'm pretty sure they're rats and not mice in that I can hear them squeaking and scuffling around and they sound large. Where do I begin short of hiring an exterminator? Are snap traps the most reliable method? I'm afraid poison will result in a stink. And if I do eliminate them, how do I keep them away? This is a new problem and I don't know why I've never experienced it before. I don't keep food around anywhere outside the home and so far, I see no evidence of them having been into the living space. Advice???
Architectural Salvage Road Trip
I have a very long list of architectural salvage places to visit but its hard to get a sense of which are worth the trip, etc..
For those in the know - where would you suggest is worth a 1-4 hours drive from nyc? Ideally, I'd love a list of a few places that can be visited on the same trip.
Looking for general items like lighting, hardware, fireplace covers, etc..
parquet floor supplers?
Anyone know a good oak flooring supplier? Looking for 2" wide 1/8" strips. I've removed the existing floor in my kitchen and discovered it to be 1/8" deep, 2" wide strips. I'm looking to replace it and make a smooth transition to the dining room, but am having a difficult time finding 1/8" deep strips. Any ideas? I'll be installing it myself, so I really just need the stock. Thanks!
Has anyone used Prosser Painting and Restoration?
Has anyone used Prosser Painting and Restoration? I am considering them for a fairly extensive project including the stripping of a staircase (rail and spindles) and several wood mantles in my 1899 townhouse. I'd really appreciate any feedback. Also, if anyone has any suggestions of other wood strippers who can handle a big job on site, I'd really appreciate it.
Need a Carbon Monoxide Hunter
Our carbon monoxide alarms have been going off intermittently. Each apartment in our building has their own boiler for heat and hot water. We've had our boiler checked, as have the folks beneath us. No issues were found. The alarms were going off even when the boiler was completely off and the gas supply shut down.
Any ideas where the CO is coming from? It's been registered by three different alarms, and the FD and KeySpan have also measured it when they came.
Our plumber has no idea where to look any more. We are going out of our minds. We dream about the alarms going off in the middle of the night....
Any suggestions where we might go next? Any recommendations for a heating/plumbing contractor who could help us solve this problem?
Thanks!
December 9, 2006
cost of installing wood floors
Does anyone have a general idea of what it might cost to install about 900 square feet of new wood flooring over old, wrecked pine floors. Lots of sagging boards, etc. The new flooring would probably be something basic, like red oak #2, finished on site. I am just trying to get some sense of a ballpark figure from people who've done this before I call in someone for an estimate. Also, if anyone has suggestions for a good flooring person, it would be much appreciated. Thanks!
Old electrical wiring
I moved into a coop building a few months ago. A little while back, someone brought up the fact that the building's wiring needed to be updated. That got shelved/dismissed, mainly by older residents who felt things were 'fine'. Recently I was going to have a fan put up in my bedroom. The contractor said he couldn't/wouldn't, because the state of the wiring was terrible, the wire covers basically disintegrated in his hands. Now I'm wondering what to do. The building obviously needs a wiring update, but it looks like nothing is going to get done b/c these people don't want to spend the money. Any ideas?
December 8, 2006
what do you do to keep dust to a min
Have to refinish my wood floors. How do i keep the dust to a min? Put plastic over everything? Have a cleaner come every day? Or do you just forget it and deal with the mess in the end?
thanks
NY Mortgage Tax
What % of your mortgage did you pay in mortgage tax? My current Mortgage Broker has it as 2% but another mortgage broker I checked in with knows a way to get it to 1%. Plus the 1st broker charges $450 app fee & the other thinks that's just crazy & charges nothing for app. Did you pay a mortgage app fee?
why people renovate kitchens to the state of yackiness when they sell
We all have seen some atractive new kitchens (not nessesory an expensive renovation but kitchens that have some class and charm).
but you can not argue that most of new kitchens is to be hated by new home owners by desighn.
I just looked at A&H websitte and I saw two houses: one in Bay Ridge for 849K and one in Windsor Terrace for 799K that both have this type of kitchen.
Why sellers think that they have to put standard "cherry/stainless/granit" that looks ugly to the most of people who are ready to buy and spend this kind of money?
After all if you look at home improvement magazines ( not even devoted to the high-end renovations) most of the kitchens look more attractive in magazines ( even in DIY projects) then your standard "cherry/stainless/granit/Brooklyn" combination.
And I would have a big problem to rip down a perfectly good and new kitchen only because I hate how it looks.
Would it be better to put a minimum that would be acceptable for the house inspection in the kitchen if you want to deliver clean new kitchen to your buyer?
Like some new clean open shelves and a couple of new cheap clean base cabinets, so, buyer could live with this for a while?
And only if an old kitchen was really bad.
Guilt or Gut?
I am currently in contract for a brownstone in Bed Stuy, and have a question about inheriting tenants.
My realtor says it's just generally a bad idea, and the tenant in question has been really uncooperative about letting folks in to see the place. My gut says trust the realtor. Uncooperative is uncooperative--it doesn't bode well.
But of course I am human and feel guilt about this.
Is my guilt justified? Is being a landlord kind of about not being a niceguy all the time?
After the closing
After you received the keys and everyone received their (not-insignificant) checks. Did you receive any courtesy communication from the anyone (broker, real estate agent) phone call, note? If no, do you think it would have been the business appropriate thing to do?
How do I expedite an Expeditor?
Seriously. I think I could get this done faster if I just went over to the Municipal Building myself ... which I have done before & I know it's a god forsaken place ...
Pro-installed air conditioner question
When we moved into the top floor of our Slope brownstone, the previous renter had left behind an air conditioner in a window. Except this air conditioner had been pro installed (or a very thorough amateur job) -- bolted to the window frame, gel sealant around the edges, a heavy plastic filling in the gap between the unit and the window frame. It was great in the summertime, and so far seems to be keeping the cold out.
My question is this: whose legal responsibility is it if the unit falls out of the window, to the street below? (Four stories.) Since the owner left the unit in the window, does he assume responsibility for the workmanship? (Since he didn't make the previous tenant remove it?) Is it my responsibility, since it is my apartment, even though I didn't install the A/C unit?
Just curious as to your specific thoughts on this, or how else to deal with leave-behinds.
December 7, 2006
Architural Fees for Development Projects
So I am pursuing a project for a new ground up building here in NYC. My past work has been primarily in the high-end / residential loft/ interior genre. Past fees were typically in the 12-15% range of construction cost. Can anyone share experiences they have had in fee structure for a new development building? I have heard varying methods of structuring fees for developer projects. I'd like to here others experience. This project is specifically an infill lot in Williamsburg, Brooklyn, approx 5500 sf. Any of you w/ specific NYC perspective are especially appreciated.
Thanks!
Recommending Nationwide Chimney sweeps...
Noticed below someone asking about chimney sweep costs...we had a great experience with Nationwide Chimney & Fireplace. We dealt with Bruce and Tricia, and Adam was our sweep. Definitely recommended. Adam was very nice, and took the time to explain everything he was doing to me, a neophyte wood stove fireplace owner...
212-477-5444.
Termites in 1907 Victorian?
The inspection of this house we are in the process of buying showed no evidence of termites or treatment for them. The current owner of 18yrs has not found any or had any treatments done. But it's not uncommon to have hidden damage within walls or ceiling in older homes that isn't found until walls are opened for renovations. We plan on renovating the kitchen and bath in about 5 yrs. What shoudl I do now? Does anyone have termite specialist I can call before we go into contract? Could that person figure out if there are any serious problems not seen in the visual inspection? Should I be worried? It's a fully detatched 3 story 1907 victorian in Ditmas.
cable co's
We are moving into our new (old) house and wondering about Optimum for cable/internet/phone. How is it in terms of quality of service and responsiveness to complaints?
Also, how are your experiences with DSL? In practical terms, is a cable modem any faster, really?
We have had Time Warner, so we know all about that.
NYFD Regulations on keeping hallways free of debris
I have tenants who live on the top floor of my brownstone who are nice people but who developed some habits prior to my buying the building, namely, they have a little table in the hallway and keep umbrellas, shoes, and coats on pegs in the hallway as well as their shopping cart, which makes it pretty crowded up there.
They have endured building renovations and I cut them slack on these things but I understand that the New York Fire Department requires owners to keep the hallways free. How free? All of these personal belongs are near the ladder leading to the roof opening.
Can anyone clarify what the ruling is on this? I would like to address this issue and include information from the FDNY to them to explain why this space can no longer be used for storage, as an extension of their apartment. (It also annoys me). I don't want to be unreasonable about it but I am sure they have crossed the line. I just don't know exactly where the line is.
Thank you.
Cellar /Basement Advice
We are thinking of buying a condo in a renovated brownstone. The apartment has a cellar/basment with sliding glass doors leading to a little below ground area (outdoors) with steps leading up to the garden. Is it just to be expected that we will have problems with flooding and water seepage. Really don't want to make a mistake with the biggest investment of our lives as we are thinking of using the area to sleep in.
Property is on President between Prospect Park West and 8th ave.
Anyone heard of flooding in that area?
Thanks.
has anyone used Mega Glass or Trimline windows?
Has anyone used Mega Glass, on Fifth Avenue and Bergen, to replace their windows? If so, how was the experience? And has anyone used Trimline windows? If so, how are they for heat efficiency, workability, etc? And what about getting Landmarks approval for them? Thanks for any thoughts.
Cleaning 100 year old Wood :)
My husband & I are in the process of buying a beautiful landmarked house in Ditmas Park. It will celebrate its 100th birthday next year and with the love of all of its prior owners every single piece of original detail is untouched down to the wall coverings and wood paneling, doors, railings etc. After the closing in February, I want to hire a crew of professional house cleaners to come in and with great care and respect for the house clean it to within an inch of its life so my family & I can move in. I expect that this will be an expensive endeavor but have no idea how to go about finding people who know how to lovingly clean such an old house without harming the wonderful original surfaces. Do you have anyone you could suggest or information that could help? Many thanks & Happy Holiday!
Salvaged solid oak raised (5) panel doors from brownstone
http://newyork.craigslist.org/jsy/fur/245431721.html
Wide selection of oak five panel interior doors salvaged from a brownstone! Many available in various sizes read below. $75 per door (they are painted white).
Heights available =77, 79.5, 80
Widths available =28, 26, 27.5
Depth= 1 3/8
Call 646-207-6940 or email me, CASH ONLY, PICK-UP ONLY!
Who regulates brownstones?
We live in a family-owned brownstone in Park Slope. Because we live in a family-owned, is there any regulation, or are we at the mercy of the owners? We signed a standard blumberg lease, but does that have anything to do with NYC Housing Department, or does that lease only relate to our building?
Meaning if there was some egregious violation (say no heat or no hot water), is there any governing body that would intervene, or do we just have to work it out with the owner of the brownstone?
Thanks! (This is hypothetical btw. Mainly am curious....)
Wow, we should move our firm to NYC. We're an architectural firm in Colorado and think that charging a percentage of costs is antiquated. We charge a $/sf rate for residential work. Why should the client pay us more if they select more expensive finishes, it takes the same amount of work from us. Typically about $3/sf for a builders set. For any CA we charge hourly, but that isn't that bad. The highest end firms here get about 15%, but that includes full CA, full interiors and working with a big name on a unique ground up project. For 20% I could do the project from here and fly out once a week. Maybe we'll try to start doing that.
BTW, hourly is a horrible way to set up a contract. The architect has no motivation to come in under the maximum and the owner questions every invoice. Just get a fixed fee and a well defined scope.
In any case, there are good architects that work with normal people and still make a very good living. Our business is growing like crazy as a result. I now know where our first branch office will be. :)
Floor Sanding
I have an old (very) scratched parquet floor in two rooms that I'd like to polish up. Does anyone know how difficult it is to diy? Or can anyone recommend a (low budget) service/company that specializes in this sort of thing?
Stripping paint off deco fireplace
Hi, in doing recent demo work, we discovered several deco fireplaces that were covered with paint, sheetrock and plaster. Is there anyway to clean the brick and strip the paint without damaging the original brick? Thanks for any info!
December 6, 2006
temporary floor covering
anyone got a quantity of masonite or large sheets of heavy cardboard for protecting floor during some reno (paper is not strong enough)? I need about 2500 sq ft. I can get it new from Kamco but it doesn't have to be new - just reasonably clean... Trying to save some $.
Where to get a long runner or by-the-foot in Brooklyn?
I have a 23 foot hallway in my apt and am looking for a long runner to cover it. I went to Lowes and they sell runner by the foot, which would work well for me except that I dont like the few styles they have, all are basically oriental/persian style. Does Home Depot also sell by the foot? Can anyone recommend anywhere else that I could get a long runner for a reasonable price in Brooklyn?
Thanks for your help.
MOVERS, CLEANERS, OH MY
So....having my floors re-finished.
Have to move the top 2 floors down to the parlour floor and back up, plus clean-up of dust.
I'm looking into movers.
Any sugestions on a good house cleaner?
Plus any insider tips on how to keep the dust off?
plastic on everything?
thanks for any advice.
tvr radiator valves
Has anyone used "tvr's" (thermostatic radiator valves) on cast iron radiators on a one cycle steam system? They are supposed to individually control the temperature in each room, but do they really work?
Has anyone used BROOKLYN'S BEST ROOFING before?
Continue reading "Has anyone used BROOKLYN'S BEST ROOFING before?"
Co-Op Building Insurance
We're revisiting our building's insurance policy. How does one go about getting a appraisal for how much it would cost to rebuild an entire building?
Good Goodwill
We've finally cleaned out our storage space, and we have *a lot* of clothes and kitchen supplies that we'd like to donate.
Can anyone reccomend a good donation site? We're hoping to drop it off in the car this Friday or Saturday.
Thanks all,
Mike C
Commercial use in a residential building
My business partner and I are considering purchasing a multi-family brownstone and using one of the apartments as our studio. Currently we have a design studio in a storefront on Smith Street.
We're not sure if there are zoning laws that prevent us from using an apartment for a business purpose only. Does anyone have any information or this or where I might find this information on the web? I tried searching several NY government sites and the DOB site but I've come up empty.
Thanks!
Mary
Chimney inspection estimate?
Hi there fellow Bstoners-- looked through all the chimney entries on the forum and couldn't find an answer to this...
We need to have someone come and inspect our wood stove fireplace and make sure everything is up to snuff before we have a fire in there. We've gotten an estimate of $200. Is this reasonable?
gutter cleaning
Can anyone recommend a reliable, reasonably priced company that cleans gutters? I need one ASAP.
Thanks!
Names of companies that install awnings?
I need an awning that can manually roll out installed above my deck (connected somehow to my house)..The deck is small (10 X 10) so an umbrella doesn't really work. Does anyone have suggestions of companies that do this? Thanks.
December 5, 2006
Will the DOB eat me for lunch?
Very sorry if this has been addressed elsewhere - I could not find it after several searches.
Some work was done in my apartment (2 rooms added to what was an otherwise open space) without a building permit. It seems to all be up to code. (r4 condo) But now I want to add a 3rd room (an office) and want to know if anyone has done this? Will I be fined if I file for a permit this time and they find out about the old work? If so, how much would it be? Will I be able to sell my condo as is or will the work get in the way of the sale?
Many thanks for any suggestions.
Soapstone?
What’s the deal with soapstone countertops? I’ve heard it’s a non-porous material and other then oiling, it’s very low maintenance. Anyone have any experiences or thoughts they can share?
Thank you.
Cabinets ASAP
Can anyone recommend an affordable place where I don't have to wait 8 weeks for kitchen cabinets? Although I don't need very much custom work at all, Home Depot off the rack cabinets do not work for me. I would like this work to be done asap and am simply looking for white shaker-style cabinets. Kraftmaid styles are great but take too long.
Standard lease
Can anyone tell me where to get a copy of a standard lease?
Is there a place on line where I can download one?
Thanks as always.
Taking stains out of honed granite
I posted a bit back about my high maintenance honed granite countertop. Does anyone know a product which will lift
stains out of the stone?
Thanks.
Great Handymen Available
The two really talented handymen are available again! They can do tiling, framing, sheetrock, light plumbing, light electric, flooring, skim coating, painting, plaster repair and everything else. And they're honest and very nice. To reach leave a message for Al directly at 718-346-4476. They worked for me in my Brooklyn Heights coop and I just loved them.
PS 154?
We are buying a house in Windsor Terrace, a few blocks from PS154. I’ve heard it is a “good school" and the area around the school seems very nice. Anyone have any thoughts/experiences they can share?
Thank you….
December 4, 2006
st paul travelers insurance
Has anybody had experience with St. Pauls Travelers Insurance on their brownstones or brownstone condos?
St. Paul Travelers Insurance
Has anybody had experience with St. Paul Travelers insurance on their condos or brownstones?
Mortgage Broker Shopping
We're first time buyers and are flummoxed by getting the best rate from a broker... Can anyone help answer these questions:
-How do we find the best rate from a broker, when all they can do is give a ballpark figure before they get all of our personal information? Are we expected to provide that info several times over, to different companies?
And doesn't multiple credit reports affect one's credit history?
Lastly -- anyone have strong opinions about whether to go with a broker, or with a bank directly?
Thanks for any help in answering these (many) questions.
Wells Fargo Renovation Loan
Has anyone had any experience with Wells? Currently, the loan officer I have been working with has not been reliable and I've caught him in several lies and he often blows me off.
I currently have a reno loan with them, but the reno amount of course was not enough to cover the entire renovation, which WF was aware that it was not enough to cover my reno. I'm beginning to feel that this is the way they operate because I hear I'm not the only one who they've done this to. They give you the mortgage and a certain amount for reno, but not enough, then they sell you dream after dream after dream. I've had enough and I need to finish my reno. Has anyone tried SunTrust or any other instituion? I have plenty of equity and I don't understand why WF keeps leading me on. I'm ready to ditch WF. Help!!!
Honed granite countertop
I decided on a honed granite countertop - absolute black. It is a nice look, but I am annoyed to find that it is pretty high maintenance. It was sealed once by the installers but I noticed that it has some
stains on it already - maybe coffee did it. It isn't fatal, but I have a couple of questions for any brownstoners who have this type of granite:
-- Can stains be removed?
--If so, with what?
--What do you all recommend to seal it?
It seems pretty absurd that I am spending so much time on this thing since it is black stone, for God's sake, but I would appreciate any info, maintenance tips, etc.
Thanks.
Anyone use Cabinet Fair next to Costcos?
We are browsing for kitchen ideas and went to Cabinet Fair yesterday next to the Brooklyn Costco. Although they seemed to have nice stuff, the service seemed quite poor. We hung around for 20 minutes before anyone asked us what we wanted, although at least one of their staff looked free. Since, nobody seemed interested in us, we wandered around and I tried to take a pic of one of the cabinet styles with my cellphone to add to my kitchen scrapbook, when one of the the designers (?)/ salespeople was extremely rude ('Browse first, don't take pictures!) and when I tried to confirm what he was saying because I wasn't sure, he was almost confrontational. How have other people's experiences been with them?
raccoon in the attic
Somehow a raccoon got in the small space between the top floor and the roof. Any suggestions on who to call to get rid of this guy?
Home Values on Fort Greene Place and the Atlantic Yards Stadium
I recently read that 2 buildings on Fort Greene Place Have sold for around 1.7 million. One was between Hanson and Lafayette one block from the proposed Stadium. I’m curious to hear what people think the stadium will do to the home values on this block?
I realize some folks (not all) think the development as a whole will increase home values but what about those properties that are so close to the stadium site?
My reason for asking is because I own a three family with a store on Fort Greene Place. Any Thoughts?
electrical woes - what are the landlord's responsibilities?
yesterday I tried to plug a lamp into a wall outlet in my apt. (parlor floor of a brownstone in Cobble Hill) and knocked out all of theelectrical power for the apartment. The fuse box yielded a 30 amp screw in fuse that had NOT blown. I got an electrician to visit on short order and found that the apt.wiring likely has a break/and/or melted from an overloaded circuit. There is only ONE CIRCUIT for the entire apt.; obviously very old wiring in this apt. My query to all of you out there is what are the legal responsibilities of the landlord to rectify thisproblem? Must the wiring be brought up to code? What is the code for residential wiring in NYC? Does the landlord have responsibility for paying my housing expenses while the work is done? Does anyone have an ideaof how long such a job will take if the entire apt. needs to be re-wired?
Happy Holidays...
looking for staircase brackets
anybody know where i can find the iron brackets which connect mahogany stair rails to the steps? they're somewhat z-shaped, and fairly common in brownstones, but alas not in brownstone-area hardware stores.
Free clawfoot bathtub
I have a 6' clawfoot bathtub that needs a home. The tub will need to be refurbished, but it seems to have good structural integrity. Must be willing to come pick it up in Arroyo Grande, CA.
December 3, 2006
Which cabinet brand did you use
when you renovated your kitchen.
I love the inset styles and feel its more appropriate in an old home. Of course, the price is quite high compared to the overlay style.
What cabinetry did the renovators here choose and why?
Thanks!
What kind of house am I buying?
Ive seen people refer to their homes as Victorian, or Queen Anne, etc.. Perhaps this is a silly but I have absolutely no clue what kind of home to about to buy.
Its a bowed front limestone built in the early 20th century (around 1910 but there seems to be some question about the exact date). Its a three story, two family with some beautiful designs in the exterior under the windows and over the door, etc.
What would be the appropriate term to use?
Advice to fix my old floor? Gaps bet. slats, loose slats, etc
In the hallway in my apt, some of the wood slats are loose and there are big gaps between some of them, as well as some sticking up a little. I am looking for advice on what I can do do a) fill in the gaps between the slats and b) get the loose slats to stay down. My socks and pants cuffs sometimes get stuck on these loose slats. I am putting a link to some pictures below so you can see the floor and the issue I am seeing. Also, if anyone can tell me by looking what kind of floor this is, I would appreciate it. Is it pine? The building/apt is about 100 years old in Park Slope, but I dont know how old the floors are. Any help is appreciated:
www.pilotyid.com/floor/floor.html
external drains (roorf, yard) into main drain
I own a three story brownstone and am re-doing the external drain system.
I have a flat roof (no gutter) that drains into a pipe that comes down from the back of the roof to the top of an addition on the ground floor. Previously, the owner just had the water move accross the addition roof, into a gutter and then into the backyard. This is a problem since the backyard is sloped toward the house, making leeching almost impossible.
I am trying to solve this two ways. First, I uncovered a pipe that runs from the backyard to the basement at about a foot under ground and connects in a straight line into the main 4" drain pipe flowing to the street in front of my house. I want to connect the roof and gutter drain into that pipe instead of having the water go into my backyard. Is this risky in terms of getting dirt/debris into my main sewer pipe?
Second, I am building a catchment at the lowpoint of my backyard about ten feet away from the backdoor. Dug a three foot hole, created a 2 ft. by 2ft. concrete box, filled with gravel, with a 2: PVC pipe coming out that will make its way in a trench to the same drain that will go under the house and out to the street. My plan is to put a grate on top of the concrete box and a screen over the 2" pipe so debris doesn't get in there from the gravel box. But.. again, should I be concerned about dirt and other debris getting into the pipe?
Sorry for the long post, but I wanted to get some advice before my plumber connects the system.
thanks
new wood floor
Can I put a new wood floor on top of my old wood floor? My floor is 100 year old soft pine. The strips are 2.5" wide. There's no subfloor. There are a lot of places that need repair, so I thought I might just do a new floor instead. Thanks in advance.
ANON
can anyone provide some detailed info about 473 Hicks St.? When
will the demolition and construction begin/end ? Will the new bldg. fit in ?
December 2, 2006
permits for kitchen/bath renovation?
I am at the beginning stages of renovating a kitchen and bath in my coop apartment and want to better understand when permits are needed, what documents are required to get the permit, and who actually gets the permits.
In the bathroom we'll be replacing all tile and installing all new fixtures but in the same locations -- no plumbing is moving. In the kitchen, however, we'll be moving the utilities (water/gas) and adding a washer/dryer hookup.
Obviously the first step is to get my board to approve it, so for the sake of this discussion let's assume it's approved.
Having read some other posts, I assume that because we are moving utilities and adding additional load on the building's water system (via the washer/dryer) that a plumbing permit will need to be pulled. Who pulls this? My licensed GC, the licensed plumber? What paperwork is necessary for this permit? How long does getting a permit like this take?
What about for the bathroom? Am getting bids from licensed contractors now, but want to have a good sense for what's necessary when evaluating...
Thanks in advance.
Standard Architect's Fee?
Folks, after 3 years of thinking about it, taking notes, working on ideas, etc I'm gearing up to meet with architects to do a fairly thorough renovation on a ~2,300 square foot carriage house.
May I ask people's experiences with fees? I've been told that I can work at either an hourly rate or a set % of construction costs.
What have you been told? What % and hourly fees have you been quoted? Do you see advantages or disadvantages to either approach?
Thanks in advance for your thoughtful feedback!
Kitchen into a bathroom?
My husband and I are considering buying a co-op that is 2 apartments combined into one. We would like to add an extra bathroom where the second kitchen was. I was wondering if anyone knew how difficult this was -- is there different plumbing needed? I should note that the space where the second kitchen was is not really close to either of the other bathrooms in the apartment. Thanks in advance for any tips!
Floor renovation/replacement
How much would it cost to replace the wood flooring of Brooklyn Brownstonefloor that is approximately 1000 square feet? or what is the price per square foot for this type of job?
ceiling molding
i have a job coming up that will involve replacing/repairing plaster ceiling molding. is it possible to find this stuff? if so, how much should it cost approximately? its the pyramid design molding that runs in a frame around the edges of the deiling. if i cant find any, im planning on ripping down strips of wood and piecing it togethor, and covering with plaster to match. does this sound like a reasonabel thing to do, or is there a better way? thanks for any help.
brian.s.n@comcast.net
Bassolino plumbing
Has anyone had any plumbing work done by Bassolino plumbing? If so, how was your experience with them? I am considering them to do my plumbing in a bathroom renovation.
Thanks
City Counsel Forum on DOB
WELCOME!
. Have you ever dealt with the New York City Department of Buildings?
. Did you walk away less than satisfied?
. Do you believe the Department of Buildings is in need of reform?
New York City Council
Speaker
Christine C. Quinn,
New York City Council
Minority Leader
James S. Oddo
Chair, New York City Council Task Force on Operations and
Improvement of the Department of Buildings
and
New York City Council Members
GAle Brewer, Inez Dickens, Daniel Garodnick,
Alan Gerson, Robert Jackson, Jessica Lappin,
Melissa Mark-Viverito, Miguel Martinez and ROSIE MENDEZ
invite you to a
PUBLIC FORUM
on Improving the Department of Buildings
Monday, December 4th, 2006
7:30 to 9:30 P.M.
University Hall
110 East 14th Street
4th Avenue,New York, NY
Where residents, homeowners, community leaders and
building industry practitioners can testify regarding their
experiences in dealing with the Department of Buildings. The Task Force is
charged with identifying systemic problems with the operations of the
Department of Buildings and crafting and implementing changes to address
those problems.
To RSVP or for further information please contact the New York City Council
Task Force on Operations and
Improvement of the Department of Buildings at (212) 788-6687 or by email at
dobtaskforce@council.nyc.ny.us
---
kitchen knobs
Looking for knobs (arts crafts style) for my kitchen - any suggestions on the web or stores in the nyc area
thanks
will
Selling without an agent
We are planning on selling our apartment in Park Slope without an agent. Can anyone suggest a website that has informaiton on this? I want to know what responsibilities we have other than finding the buyer.
Also, does anyone know of a list of recently sold apartments with the sales price?
Thanks.
How deep does the planting area in front yard need to be?
I'm about to put a planning area in concrete in my front yard, and am wondering if I would need to break through the concrete that is there to the ground? Otherwise wouldn't the plant roots have a problem if 4-5 inches of soil??
December 1, 2006
Window cleaning
Hello Brownstoners,
Kindly recommend a reasonably priced person(s) you have used for periodic (annual or otherwise) exterior window cleaning. We are considering having our windows (all 15 of them) cleaned on a regular basis or, is this one of those things for which we can just pull someone out of the yellow pages. Thanks.
am I entitled to my condo's blueprints?
We bought a new construction (warehouse conversion) condo in the spring. There are tiny blueprints (more like floorplans) in the offer plan but they are grossly inaccurate. I have asked the sponsor for the actual blueprints but we will not give them to me. Do I have any legal right to my condo's blueprints?
Thanks,
Sheri
GAS BOILER BRANDS
I need to replace my 22 year old natural gas boiler --- a Hydrotherm hydropulse 150k btu--- in a 4500 sq ft. house. The house is a remodelled 1840s farm house in Wash DC. The heating system is hot water in cast iron radiators. About 12 rooms.
I picked the new Dunkirk Quantuum95M-200, a modulating condensing boiler. Also sold under the Utica brand as UB95M-200.
The contractor who may install it says I should exchange it. That Utica Boilers are the worst. Until now the specs and comments seemed to be positive.
Does anyone know about the brand's quality in general and this model im particular? Good or Bad.
Carpet runner for stairs
Does any one have any recommendations for places to go to for a runner for a staircase. I'm looking for a not-too-expensive place that has a decent selection and also does installation. Thanks for any suggestions.
Electric Meters?
I heard that new electric meters must now be installed on the outside of a house. I believed it because I’ve seen some beautiful facades marred by the meters and associated conduits.
I am concerned that if a buy a property that requires significant electrical upgrading, I might be forced to install an outside meter. Is this a legitimate concern? Any way to avoid this?
Thank you….