Forum: January 2007
January 31, 2007
what about the rest of stuy heights
i own a brownstone in stuyvesant heights it's CALENDARED to be landmarked .. how long does this process take ?
Best Ice/Snow Melt - Pet-Safe?
Now that I'm a homeowner - I have gone to Home Depot and gotten a snow shovel.
But I need to get some ice melting crystals. Lowe's and Home Depot were out of everything but rock salt - which is painful for my doggie's paws. I think calccium chloride is okay - or maybe something else? I want to get it in quantity - any suggestions as to what and where? Thanks!
To Inspect or Not to Inspect?
Hi there,
We're first time co-op buyers and wondering whether it's worth spending the money to inspect the apartment we hope to buy at 111 Hicks. We've been warned that the inspector won't be able to get to every bit of the building and since we'll technically just own shares, not the apartment, why bother? Please advise...saving every $ at this point helps!
Missing Peephole
I'm looking for a peephole surround (or ornament, as they're sometimes called) for my front door. The glass and metal peephole tube are there, but some nogoodnik removed the exteriod decorative surround from the peephole.
These are fine, but not particularly "period" looking:
http://www.signaturehardware.com/class867
I checked on Ebay and came up with nothing. Any ideas of where to find them? Or maybe salvage yards that have very small pieces like this available? Maybe I'm being too finicky... Thanks in advance.
100yo lead "stained" glass repair
At final walk through on house we are buying we realized that some built-in's with clear glass 'stained glass' ... it's all clear glass in different shapes fit together with lead like a stained glass window would be. ANYWAY I need to find someone who can take it apart & replace a few of the broken glass pieces. Anyone know who I could call to do this? Names & phone #'s? My 2 year old will most certainly get his hands cut apart so this has been moved to the "what to do before we move in" list. Thank you.
Market Oil Rate
All of the heating posts have me wondering -- what is everyone paying per gallon for oil. We're paying $2.32 per gallon through NYPIRG this year, versus $1.99 last year. But I think they lock the rate over the summer, and I saw someone else mention that they were paying less this year than last year. Did we get screwed this year?
1620 Ditmas Ave
Can anyone give any information on what is going on with the house at 1620 Ditmas Avenue? It is the English Tudor at the lovely corner of E. 17 and Ditmas Ave. I would love to make an offer for the house. It appears to be an apt bldg.
Heating Poll Follow-up
Thanks for responding to the unscientific poll. Here's a summary of 6 respondents.
Expense Sq Ft $/Sqft Type Temp
$4600 5000 0.92 oil 70-73
$3080 4700 0.66 gas 68-73
$1507 2700 0.56 gas 55-65
$2800 3500 0.80 gas 62-69
$3200 3600 0.89 gas 65-69
$3000 2000 1.50 oil 73-73
The only conclusive evidence seems to be that those who turn their thermostat lower, use less fuel. Thats common sense. However, i'm not sure if there is enough evidence to say that gas is cheaper than oil. The 2 oil users appear to have the highest $/sq ft, but they also maintain the highest average temps.
Anyone else have $$s to add
New Construction Encroaching on our Backyard
The property directly behind mine has been dug out in preparation for new construction. My question regards how far back from the street they can go. The hole now extends about 12' past the rear line of all the neighboring homes. Is this common in construction? Is the builder illegally adding extra sq. footage? Could it possibly be only basement space with the rear of the bldg remaining in line with the others? I haven't gotten help from the bldg dept or landmarks, so I thought maybe forum contributors had the right info. This street consists of 4 story brownstones. Thanks for your help, JC.
Damp vs. wet outdoor fixture for entryway
I'm having a hard time finding an outdoor fixture for our parlor floor that will fit overhead on the "ceiling" edge between our iron gate and entry doors and is also wet rated. The space is covered by an overhang, but barely. Maybe 1-2 feet.
It'd be a lot easier if I could get one damp rated - anyone know if this would work? What have other people done?
Munchkin boilers
Anybody have experience with Munchkin boilers for heating their homes?
We bought Brownstone, but we got tenants!!!
my husband and i bought our dream brownstone in brooklyn, we were told there was a tenant in place. it is a 3 family, but now after we sign contract and pay downpayment we find 3 family living there!
what can we do! we thought we have only 1 tenant! now we find 3 tenant so all building full! and we have no place to live in the building!
our lawyer say we should have ask more information, but what can we do??
January 30, 2007
Cost of Gas and Electric to be turned on?
Buying house with previous negligent owner.
The gas and electric were turned off by the utility companies….what would it cost to re-instate gas and electric services?
fresh air vent .recommendations?
i just had a new boiler put in my building in brooklyn,i found out i now need a fresh air intake vent for the boiler room. i have had the hardest time finding companies to call back and the ones that do crazy estimates $4600-$7000. does anyone recommend a particular company .
Thank you
New Landlord
eletricgreek...you're an idiot. You picked up "a mexican we got from Northern Blvd."? Try being a little more respectful to your fellow man, you might find life a little easier.
PAINTING TILE
Hey everyone:
I know this sounds wacky, but is it possible to paint over tile? The tile in my bathroom is great not chipped or cracked and the grout is in god condition - I just dont like the color. I am really trying to cut costs, and I want to know if this is feasible or not.
Hose Bibb
Hi,
I'm looking for a recommendation for a plumber to install an exterior spigot for the low roof deck behind my apartment. Comments? Suggestions?
Bed Stuy Safe for single woman?
hi - single woman here looking to buy in bed stuy. i am unfamiliar with the neighborhood and want some feedback on areas where you would say a woman is safe to live alone. Should I aim for near some subway stops and not others? (I don't have a car) I do come home late every so often and would be walking alone. I'd really appreciate street names, specific blocks, etc. if you'd be so kind to recommend them.
josie
Electrician
Please help! I need a electrician to do a small job in Fort Greene, licensed and insured
Seller's Concession
I need an opinion on my situation. I'm in the process of buying a house, contracts are signed, and the appraisal is tomorrow. I talked to my mortgage broker and he mentioned he can include the closing costs in the mortgage, but the contract has to reflect seller's concession and of course the appraisel has to be good.
My worry is that everything is already signed.Is it common to ammend the contract at this phase? What is the disadvantage to the sellers, woudl they have a problem?Thanks.
sound proofing
can anyone recommend material for soundproofing a plaster & lathe wall that divides 2 apartments? there is a material called homasote (a guy at lowes told me about this) and it sounds like what im looking for. it comes in 4' x 8' sheets and can be cut and hung like sheetrock. has anyone used this, or anything like it? how siginificantly will it reduce the sound? the tenant im doing this for says he can hear almost everything coming from the adjoing apartment. any help is appreciated. thanks.
brian.s.n@comcast.net
Form Rental Application and Credit Check
I am about to rent an apartment in my brownstone and needed to know if anyone can direct me to:
1. a good form of rental application for prospective tenants to fill out; and
2. a service (online or otherwise) that would allow me, as a landlord, to do a credit/ criminal background/eviction/bankruptcy check on prospective tenants.
Thank you for any information in advance.
Washington Ave towers
Anyone look at the new condo building just south of the Washington Condos on Washington Ave? Sort of ugly, but the apartments are pretty nice. Prices are in the 6's for 4 beds with outdoor space. Thoughts?
Heating Poll
How much did you pay in heating bills last year?
I'm working on my taxes and happen to have my figures handy.
In 2006 i paid $4578 in heating expenses. In 2005, i paid $4367.
My building is 4950 sq ft. So my heating expense was $.925 sq ft($4578/4950). BTW, I use oil.
Do anyone else care to share their expenses?
High gas bill - what do you pay?
Seems to be the topic of the moment. We just got a gas heating bill from keyspan for $440. It's for the 11/22/06 - 1/25/07 period, or $220 a month. Now I know it's winter and all but it has been very mild and I am shocked that our heating bill has more than doubled since October. My question is, what are most people paying to heat a 3-story, 2700 squre foot, brownstone for this period. Thank you.
Oil Heating Bills
We are new brownstone owners spending our first winter in our house. Obviously the first couple of months of winter were very mild and we didn't use the heating much, but in late December and January we have been running it extensively. Having never used oil before, I am surprised by how often the tank is filled and how expensive it is. They seem to come every two weeks or so. For example, on January 17th they put in 118 gallons and then came yesterday, January 29th and put in 154 gallons. Could we actually have used 154 gallons in 12 days? At current prices that's about $300 for 12 days of heating. That's about 13 gallons of oil a day and about $700/month. Is this on par with what others pay? We have a four story, 18 x 50 foot brownstone, and I should add that although personally we would prefer to keep the heat lower, we abide by the landlord's regulations (68 during the day, 55 at night) for the benefit of our ground floor tenants.
Any feedback would be greatly appreciated.
Window inspection: Recommendations?
I am a renter in an 1880 walk-up in the West Village and am having some pretty serious problems with my replacement aluminum, double-glazed casement windows (I have 5 of them). I am trying to get my landlord to repair the windows, which I think were a) poor quality replacements, b) poorly installed, and c) poorly maintained.
I'm looking for a reommendation of someone that can come and inspect my windows and write a report for me on their condition. Someone with historic district experience, and window replacement in old buildings, is important. Any help is greatly appreciated. My problem is that most window companies who specialize in sales/installation won't come out to simply inspect and write a report.
See pic below for one of the many problems (ice on inside of windows).
Thanks!
Bid accepted - owners childern removing senior parent- we're stuck
We are stuck badly wanting what we bid on, after 2 years looking we found the right place finally! But have been unable to get beyond the inspection due to the refusal of the senior parent (old) refusing to move. We were told the parent was to move in with one of his children...
Anyone have experience with this? What should we do? We have even passed thru the agent that we would take on the parent as a tenant. I would like to speak with the owners but the agent will not give up a number, etc... Agent says "they are in court"
Gas Bills
Hello,
I am interested in purchasing a three family building/brownstone that is about 25 feet wide. It's got all new windows and a new gas system to heat the whole thing. I haven't been able to get an estimate on the gas bills. Does anyone have any guesses?
Thanks!
Asbestos Wallboard
Homeowners and inspectors frequently eye-ball asbestos pipe lagging - but does anyone here have any experience with asbestos wall board or cement? I have a crumbling ceiling in my basement that I can't tell if it's plaster or wall board or some combination. I had the air tested in this room when some pipe lagging was professionally removed, and all was fine in terms of air quality. I'm having it tested Friday, but just wondering if anyone has found asbestos wall board in their homes. I am told it's not that common.
Chimney sweep
Can anyone recommend a reputable chimney sweep? We have fume leakage in our chimney.
To much heat from steam radiator
Even with the steam radiators turned almost all the way off, still throws off tremendous amounts of heat especially in our bedroom. Even sleep with the window open. I wrapped the stream pipes going through the room with insulation. How to address the radiator itself? Would a radiator cover be able to absorb some? Is there another alternative to wrap the radiator? Thanks
Info on 626 Dean, Merchant House Condo and Brownstone Management?
Info on 626 Dean, Merchant House Condo and Brownstone Management?
I'm considering buying the duplex penthouse at 626 Dean, part of Merchant House Condominum (618-628) from Brownstone Management, and need more info about the developer and quality of its work, the condo's issues and the unit itself, which has apparently been on the market for 2 years (it's expensive and facing one of the Atlantic Yard lots). Can anyone help? Thanks
Posted by anon at 6:05 AM
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Info on 626 Dean, Merchant House Condo and Brownstone Management?
Info on 626 Dean, Merchant House Condo and Brownstone Management?
I'm considering buying the duplex penthouse at 626 Dean, part of Merchant House Condominum (618-628) from Brownstone Management, and need more info about the developer and quality of its work, the condo's issues and the unit itself, which has apparently been on the market for 2 years (it's expensive and facing one of the Atlantic Yard lots). Can anyone help? Thanks
January 29, 2007
Anyone worked with B&W Home Improvement?
Eviction and Rent Collection
Unfortunately I am in the process of evicting my tenants for non-payment of rent. I was quite naive when I originally rented to them and have since discovered they provided falsified information on the rental application. In other words, I don't know their social security numbers, drivers licenses or places of employment. I have hired a housing lawyer to get a warrant to have them evicted. My question is, once they leave, what is the best way to pursue them for the back rent?
building platforms in "loft" space
Endless discussions on gut reno costs, I've seen.
So what about the costs of building modern mezzanine inside raw space?
My space has 13 ft ceiling heights, so what kind of budget to build out an upper level of, say, a spacious home office type room and perhaps catwalk alongside new built-ins - one with proper safe access (not ruthless metal ladders), modern materials, architect designed - something that is good enough to be add value come resale, not be ripped out?
If anyone has done something like this, what was reasonable as a budget, 50k? 100k? 200k? was it harder to get the right people than you expected?
thanks
Bellfire fireplace inserts
There was a post here in the past from someone who had had these installed and was going to let us know how they performed once it was cold enough to light fires.
If you are still on this forum (or anyone else who has has these) please give us a report. I'm interested.
Thanks!
steam radiators
I would like to sell the old steam radiators in my 100 year old house.....e-mail me......Beth_Marsh@msn.com
Adding Shower to Clawfoot tub
We are in the process of renovating our bathroom and want to add shower fittings / enclosure to our clawfoot tub. Has anyone done this? We have seen three products we like from three different suppliers - Sunrise Specialty / Strom Plumbing / and Spring House - but we've not seen any of these in person. Not sure of the quality of each, etc. Has anyone researched this -have any info they can share?
Thanks.
foundation problems
We had a faulty hot water (gas) heater overflow - flooded concrete floor where heater was located, flooded under ceramic tile in master bath, then under carpet in master BR. About a month after, vertical cracks appeared on exterior brick wall (a wall of the master bedroom). Could the cracks be caused by the overflow of heater? We are on a slab foundation.
Double/Triple/Quad Posting
Hey Mr. B: how about a sticky at the top of the forum letting people know that posts to the forum can take a while to load, so please only hit "submit" once?
Thanks! Keep up the great work...
Thoughts on 321 1/2 State Street ?
Thoughts on the 321 1/2 State Street (I think that is the number). It is a really nice house for sale by Brown Harris. Problem is that it is right in the construction zone (of State Ren. Court, or whatever it will be called). The house is 16 feet wide, but has a center staircase so it feels much wider. Lots of detail. Also, the price seems a bit high at $2.275M. Anyone see the house and have any thoughts?
Sterling Place Co-Op
My wife are seriously considering a Co-Op (our first step in home ownership) in a pre-war Crown Heights building. Right now its 21% owner occupied with the remaining units filled with renters. Our realtor has promised us that the sponsor will have building fully owner occupied within the next 2 years.
The asking price is incredibly low for the sqft-age. Should we risk it? Would you risk it?
Too Big A Bite?
The property directly behind mine has been dug out in preparation for new construction. My question regards how far back from the street they can go. The hole now extends about 12' past the rear line of all the neighboring homes. Is this common in construction? Is the builder illegally adding extra sq. footage? Could it possibly be only basement space with the rear of the bldg remaining in line with the others? I haven't gotten help from the bldg dept or landmarks, so I thought maybe forum contributors had the right info. This street consists of 4 story brownstones. Thanks for your help, JC.Recommendations on commercial real estate books
Does anyone have recommendations on books concerning commercial real estate in new york, such as warehouse conversions, variances, subdivision of lots, etc.?
cleaning stained tub
a friend who was visiting used dark hair dye for a period of time and stained my white porcelin bathtub. how do i clean it? if i use bleach, do i directly apply it to the porcelin or do i mix it? will it damage the finish?
thanks
Marble Repair/Replacement
Looking to replace a marble step and repair some cracks in marble. Any suggestions for appropriate guys/gals for the job?
Ceiling leak
We have a leak from II floor bath to parlor ceiling. Any recommendations on plumbers? Will the plumber typically open up the parlor ceiling, etc to fix the problem? I suppose then we'd need someone else to fix the ceiling?
Thanks.
Insulating a shallow exterior wall?
I'm un-doing a bad 1960s reno of the kitchen in the rear of our garden level and want to insulate the back exterior wall. It's shallow and I'm wondering how best to proceed. The depth I have to work with is only about one inch, as I plan to sheetrock directly to the original furring strips attached to the brick. I don't want to build the wall out for reasons of space, and because I want to stay at the original depth of the door and window frames. Questions: Would the regular pink roll insulation work, or would it lose its value from being too compressed? I'm thinking of rigid insulation board, but I'm wondering if it has enough R-value to make a difference. And, finally, what about a vapor barrier before I close the wall back up? (I'm retaining the original wainscoting along the bottom of the wall and won't be able to insulate that portion.)
radiator enclosure
there are a few good places on the internet to buy radiator enclosures. just type in radiator enclosure in google. also, i am not sure of the name of the store, it maybe janovic plaza, in manhattan, it's on church street on the west side of the street just south of chambers. it's a big paint store, and they take orders for radiator enclosures.
washer dryer
My washer/dryer is done and needs to be replaced .Any suggestions? How are the front loaders? I have heard mixed reviews of the front loaders .Which brands are good? Any suggestions would be helpful
radiator covers
Can anyone recommend a place to get radiator covers that is not so expensive - maybe even a place that has them made already? We need covers for 5 radiators (we have a toddler) and are planning on moving into our new home in 3 weeks - so we don't have that much time.
January 28, 2007
Sound/light barrier between wins
We have a doorway that is 94 inches high and 60 inches across between our bedroom and living room. Any suggestions for what we can install that will work both as a sound (TV, telephone) and light barrier? The French doors we've found seem to be the standard 80" high, and the accordian doors won't do anything for sound. Would those hotel room-darkening, sound dampening curtains work? Would appreciate any feedback!
My open house report this weekend
I wish more people would do this. I'm looking at 2.5 bedrooms for less than 800k.
First up was the late 90s converted stables one block away from the "bad" corner of ft greene park (159 Carlton Avenue ). There was plenty of space in this ground floor double duplex, with huge arched windows, and plenty of light as well, although the sun was well positioned for the open house. If you spent some money you could do a lot with the high ceilings.. at 1600 sq ft and $8XXk it was a lot of space for the money! Ultimately i couldn't get past it being right opposite the firehouse (hate sirens - no parking), and myrtle starts out depressing there.
Next ...
Licensed and Insured General Contractor for Kitchen/Bathroom Remodeling
Hi, we are looking for some recommendations for licensed and insured general contractors to complete a bathroom and kitchen renovation in our 1BR co-op in a large Brooklyn Heights building. Unfortunately, we have already wasted some time with uninsured folks, who we can't use. I know there are quite a few recommendations on this board, however, it is tough to tell who has the proper paperwork. Any help is appreciated?
No waterproofing and the one inch building gap
We are presently adding an extension onto our Park Slope row house, which includes the space that was our alley way. My understanding was that there is a law that requires a one inch gap between buildings. My contractor told me that this does not include the foundation wall, which he poured in concrete adjacent to our neighbors brick wall divided only with a thin sheet of plastic to mark the building line. The upper wall is concrete block and being flush with the in interior ten inch concrete wall leaves a two inch gap between the buildings starting about eight feet above the slab.
He failed to tarp the gap during the heavy rainstorm two weeks ago and my neighbors kitchen was flooded. (His intention was, that the two roofs would be connected and sealed.) However, we now have determined that the foundation walls were not waterproofed or set with any kind of drainage system. He considered the an "interior" wall since it is bounded by a roof on both sides...except for the gap.
My neighbor is furious at the contractor but so far not at us. He refuses to agree to attach the two houses at the roof line which would solve the problem. He wants, and I believe has the right to keep the two buildings discrete as opposed to capping over the now adjacent roofs. I proposed a backer rod to fill the gap set below the metal gutter he is proposing to collect and drain the water in an improvided gutter above the backer rod. While this would likely work, obviously covering the gap by attaching the two roof would be much more secure. His reasoning is that if he wants to build up his side of the gap then we would once again become vulnerable during construction.
What do I do here? The building is not complete. Should I insist that we tear down the walls and start again or is there some way we can waterproof from under? Or can anyone suggest a solution to this mess?
Upholsterer recommendations??
Looking for a good, reasonably priced upholsterer
Bay Window Replacement
I am planning on replacing a bay window on the front of our house to match the other brownstones in our block. I have been told that you can buy the whole wooden section with corbels and evertying as a unit. Does anyone know if you can buy these as a unit? and if so where I can get them?
Ceiling Fan/Fixture
Can anyone recommend someone to install a ceiling fan/fixture? Looking for someone professional and inexpensive. Thanks.
B&N
January 27, 2007
Home Equity before we even buy?
Hi, My husband and I have an offer in to buy our first home in Williamsburg, where we have rented for the last 10 years. My question is this - we are borrowing the closing and pathetic 5% down from our 401K as a 20 year tax exempt loan. However, we just found out that if my husband quits his job, the entire loan is due. So what I was wondering is this - do any of you have experience with trying to get home equity loans fast after buying a new place? I have a feeling that the banks will see the apartment as worth more than we paid. Does anyone have #s for square foot averages in the North side of WBG? Does anyone have a guess about how long it might be before we could get a 50K equity loan? Thanks, TA
Wireless Thermostat
I has any one seen this http://ourworld.compuserve.com/homepages/rciautomation/p1.htm
I would like to find on that had the digital display on the receiver and dumb sensors on the wireless remotes. I would like to average the temp in the house. Has any one used this or a similar wireless system. Thanks
Used Metal Driveway Doors for Sale
I have two metal doors that were previously used for a parking garage door. These contain quality metal that is very durable. Each door measures about 70"x70". Selling both for total price of $400 (negotiable). Must pickup because they are heavy. Please email at sale-268450280@craigslist.org or call me at 718-726-0996.
Thanks.
http://newyork.craigslist.org/brk/for/268450280.html
kitchen renovation
As any one heard of Gotham Builders? Looking to renovate my kichen.
Any feeback woud be deeply appreciated
GATEWAY PLUMBING
question for master plumber aka gateway plumbing .
my friend used you guys back in NOV for a few things .
1) changed 1 washer in a bathroom faucet
2)hooked up a drain , kitchen sink ,material used one brass trap and about 12" of brass pipe .
3)connected a stove . he had the flexable hose btw .
labor was two men just ove an hour .
he gets a bill two weeks later for 1 k . how do you justify $1000 for that work?
Private Appraiser vs. Brokers
What are the pros and cons of using a private appraiser vs. real estate brokers for a purchaser of a coop? Has anyone heard of Hunt Associates (appraisers), and if so, any feedback on them?
January 26, 2007
renovation trash removal
We are doing some minor renovations on our new house. Because most of this is being done by ourselves or by friends we have stuff to get rif of (countertop, sink, etc.) Does anyone have any suggestions of how to get rid of it? - will the city pick it up? - who can we hire to take it away or perhaps maybe recycle it? it isn't enough to warrent getting a huge dumpster...
What's with "Fedders Building"
I'm curious to know what the pejorative "Fedders building" really means to those on this site. Is it a metaphor for poor construction? For a bad aesthetic? Or literally that wall a/c's are ugly? (I'm sure it's not the company.)
As I feel strongly about energy usage in these times, it seems to me that having individual a/c's is so much more sensible than central air (and I have noted many questions on this site regarding cac, and I often write a disparaging post). It's obviously better to have one or two units running than a large cac when you occupy one or 2 roome (and I know about zoned cac, but that's very expensive.)
So, if I had to do it, I'd rather have wall a/cs than window, which defintely are not pretty and cut light and views. Personally, if the unit is in the plane of the exterior wall, I see no aesthetic objection; I do agree that the ones that stick out are not good. And, if I were to have my druthers, I would design an exterior grille that would mask the typical gray metal and harmonize with the outside of the building.
cmu
Has anyone used Caiazzo Plumbing??
I want to get a bunch of work done. Any positive or negiative responses would be appreciated.
J. Caiazzo Plumbing & Heating Corporation
1381 Utica Avenue
Brooklyn, NY 11203
Cleaning spots on bathroom ceiling
Our bathroom ceiling in the shower has gotten those nasty orange/yellow rust spots from water bouncing up from our heads and sticking to the ceiling. (At least that's what I think it is.)
Anyone have a good surefire way of cleaning these? Best cleaner to use?
Thanks!
Paint Removal from Brownstone
Does anyone have experience removing paint from brownstone?
I want to strip paint from the underside of my brownstone's stoop (the garden floor entrance). It's chipping and there's a patch that's powdery and decaying a bit...
I've read the previous posts about the Brownstone Authority, etc. however I'm a bit of a DIYer (read: masochist)...
Has anyone had any experience with paint removal from brownstone?
Does anyone know of any chemical strippers that won't damage the brownstone underneath?
I've been told by the local paint shop to use Rock Miracle on it, but I'm curious about other opinions... it's not an ornamental area or anything, and the area is hidden from view, but I'd hate to cause any permanent damage.
changing a Cert of Occupancy from 2 to 3 family
Does anyone know what's involved in changing the changing a Certificate of Occupancy from 2 to 3 family. We've seen a 3 storey + bsmt house we're interested in buying which is marketed as a 3 family but the C of O says 2. It has separate electric meters already. I thought I heard once it would need also need either (1) fire escape or a sprinkler system (2) a breeze block type shell around the furnace. Does anyone know? Has anyone successfully done this?
Anatomy of a Brownstone IV at City Tech - February 3, 2007
'Anatomy of a Brownstone IV:
Layouts, Lifestyles and Labor' Seminar
on Brownstone Restoration and Renovation
Date: Saturday, February 3, 2007
Time: 1pm to 5 p.m.
Location: Voorhees Auditorium, 186 Jay Street, Downtown Brooklyn
Admission: $35 per person
Register in advance by calling 718-552-1170.
The Division of Continuing Education and the Department of Architectural Technology at New York City College of Technology are collaborating once again to present an
afternoon seminar, "Layouts, Lifestyles and Labor," the fourth offering in the popular "Anatomy of a Brownstone" series.
Continue reading "Anatomy of a Brownstone IV at City Tech - February 3, 2007"
bank appraisal as leverage on price?
let's say the bank does an appraisal on a house, and determines that it is not worth the accepted offer, can this be used as a bargaining tool with the sellers? does this ever happen? am i just dreaming? wishing?
Any online source of BKLYN house history?
Does anybody know a decent online resource for lazily searching for any history and ownership of one's house in Brooklyn, particularly Clinton Hill/FG? I've Googled, I've gone through Brooklyn genealogy site, BHS site, lotsa places. Finding a few nibbles--including one suggesting that maybe my Clinton Avenue 'stone was owned (built?) by a fireman in 1879, but I'm doubting that. Would love to trace the history. Do I actually have to get off my butt and physically go to a library or city agency? That'd be sooo retro.
January 25, 2007
Budgeting rental income into ownership costs
I know this is difficult in the abstract but I was hoping some of you might be able to share guidelines as I think about purchasing a brownstone. I've been thinking about buying a coop/condo and realized that with what I'd pay in Park Slope/Brooklyn Heights, etc. I could spend a little more (or, heck, less) and get a brownstone in one of the neighborhoods a little further out. As I think about putting together a realistic budget, can you offer any advice for how to think about rental income? How should I discount it for taxes, costs (utilities, repairs, etc), & the potential for crummy tenants?
Any advice would be much appreciated!
Heat Timers
I own a small building in brooklyn and have steam heat. There are new products manufactured by heattimer and OAS which allow you to control temperture through sensors throughout building. Has anyone had any expierence with these types of heat timers.
Removing wall-through AC
I recently bought an early 20th C. brick house that has a wall-through air-conditioner that was installed by a previous owner. Any suggestions on contractors who could remove the a/c and restore the brick wall to something close to its original condition? Are there any pitfalls to having this done? The a/c is in a very visible part of the exterior, so I want the end result to look as good as possible, and of the course that section of wall will have to be insulated and plastered on the inside.
Secure outdoor stroller parking
We would like to stop blocking our inside hallways with strollers. Has anyone devised a secure and weather protected way to keep strollers outside but behind the gated area of a townhouse? I've seen "garbage can houses" that people build -- maybe something along those lines?
Rezoning a basement room
I'm in contract to buy a two family house that has a ground floor "Duplex" with a bedroom in the basement. We haven't closed yet, and the buildings department just gave the bedroom a violation and demanded that it be sealed up. On the violation, they said the owner could try to get it reclassified with new C of O. My question is three part: Please answer any part you want.
1. How difficult is it to get something reclassified and what is cost/time.
2. The bedroom (they call it a den) does NOT have a window. Would it need to have one? (It might be possible to extend room to the basement window. )
3. Any thoughts on renegotiating the price based on this scenario? It was sold to me under the understanding (and I have printed material) that this room was a legal den, living room area. I assume this violation allows me to walk away from the deal.
Thanks to all.
Building Inspection Firm????
Can anyone recommend a building inspection firm? How much should I expect to pay for a thorough inspection of a 4 story, 3 family?
Bathroom Fixtures
I bought a brownstone that the previous owner renovated in August '06 and then did not move in. The master bath is completely done and has never been used, but it is too modern for my very traditional taste. I am not going to use the double bowl sinks with vanity, tub or shower and want to sell them. You'd have to arrange your own transport from the Upper West Side. If interested, please post to me. I can send photos and specs.
insane prices everywhere (condos)
Has anyone else noticed the trend to $1000 per actual real usable square foot now in suburbs as diverse as park slope, clinton hill(!), carroll gardens and fort greene? To my mind it is insane. Manhattan is 1000 per sq ft, not brooklyn.
This listing is a typical example: clicky. A very dull floor-through on a very average block priced out of the box at 745k for "800 sq ft", really less..
Co-op prices - often much more interesting spaces with character - still command less.
Do people really desire bland boxes with over-laquered floors and freaking stanless steel pod-people kitchens so much that they will pay 1000 per sq ft?? or could it be that .. few buyers are buying with cash, they are buying with 10% down and can't pass a board?
what is going on?
asbestos testing and removal
Our offer was accepted on a house and we had the inspection today. We were told that the insulation on the pipes in the basement may be asbestos and that it needs to be tested. He said the testing and the removal (if needed) should be paid for by the seller.
Has anyone had experience with this? If it is asbestos, I am nervous that the seller wouldn't do a great job of getting it removed and cleaned up. Of course, they may tell us they are not going to pay to do this and then the deal may fall apart anyway. How much does asbestos removal cost? The inspector just said, "expensive."
Thanks for any advice.
discount rent for family?
Assuming you need the income, how much would you discount monthly rent charge for a close friend or family member? 1.5 br, 1 bath, newly renovated in Park Slope might go for something like $2,100 in the current market. What's a fair discount knowing that a tenant is trustworthy and will pay rent (sort of) on time?
Beautiful Roof
I found Leak Master Roofing on this forum. Nick and his crew did an absolutely beautiful job on my roof in Park Slope last week.
I highly recomend Nick and his Firm. Nicks # 718 421 2000.
Brenda K.
Beautiful Roof
I found Leak Master Roofing on this forum. Nick and his crew did an absolutely beautiful job on my roof in Park Slope last week.
I highly recomend Nick and his Firm. Nicks # 718 421 2000.
Brenda K.
What to do about my Neighbor's fireplace?
Our neigbors recentlly had their fireplaces and chimneys "restored" . After months of leaking smoke through our walls and ceilings, they've gotten the flues under control. However, they now burn fires almost daily, and our walls heat up. The highest was 230 degrees, usually around 120 degrees. They continue to light fires after being made aware of the situation. We've been bounced from Buildings Dept. to FDNY to Buildings again. Has anyone had experience with this? Does anyone know what the law is on fireplace insulation? Are flexible steel flue pipes legal for woodburning fireplaces in NYC?
Pocket door glass / putty
I'm stripping the pocket doors in my brownstone with the intention of staining them. The glass in the doors is secured with glazier points and putty. The mullions between the glass panels are so narrow that substituting wood beads for the putty is not an option. Stripping the paint took away portions of the existing putty, plus I have three new replacement panes to install.
I really don't want to have stained wood doors with grey or white putty around the glass. What have people done in this situation? Use wood filler instead of putty, in the hope that it will accept the door stain? Use wood colored putty (does such a thing exist)? Use regular putty and paint it to match the stain as closely as possible?
Thanks,
John Ife
Iron Grilles
Can anyone give me an idea how much iron window grilles ought to cost?Iron Grilles
Can anyone give me an idea how much iron window grilles ought to cost?
Fridge removal
The fridge with the coils on the top sounds like the G.E. circa 1943-1952. Sell it. Do not ruin it! For interior design/architecture those boys are in high demand.
I have read that the effeciency rating is remarkably high.
Good Luck,
WornHall
January 24, 2007
Property Taxes
Anyone get the new assessment? Yikes!
Has anyone ever appealed the valuation? What were your results? Thanks for any help.
Advice on Coop occupancy needed
I would appreciate some co-op advice. About 23 years ago, my father bought a small co-op studio in Manhattan for me to live in. Two years later, I married and moved to Brooklyn to raise a family. The studio has been rented out for all that time. The current tenant has been there now for 10 years, but let me know that she will not renew the lease. Since the board changed the by-laws, we cannot rent it again. Which is fine. My 19 year old daugher is now going to college in Manhattan and would love to move in.
My question: do you think I will have a problem with the board? My father believes that he has the right to let his own grand-daughter live in his property. I am not so sure. but I don't want to go to the board to ask directly just in case they do have some wierd law on the books. I would rather tell them that I am taking the apartment over again and then just have my daugher move in a little at a time.
Am I being paranoïd or can a board have any objection to having a direct family member move into a co-op?
Thanks for any advise
fridge removal
My house came with a huge old fridge from the 40s or so with a big round compressor on top. It is too large to get out of the basement now and I want to break it up (its very cool looking, but...) I'm wondering how to deal with the refrigerant in it, whatever it may be from that era, and if it is only in the compressor, or in the body itself. Thanks
fridge removal
My house came with a huge old fridge from the 40s or so with a big round compressor on top. It is too large to get out of the basement now and I want to break it up (its very cool looking, but...) I'm wondering how to deal with the refrigerant in it, whatever it may be from that era, and if it is only in the compressor, or in the body itself. Thanks
fridge removal
My house came with a huge old fridge from the 40s or so with a big round compressor on top. It is too large to get out of the basement now and I want to break it up (its very cool looking, but...) I'm wondering how to deal with the refrigerant in it, whatever it may be from that era, and if it is only in the compressor, or in the body itself. Thanks
fridge removal
My house came with a huge old fridge from the 40s or so with a big round compressor on top. It is too large to get out of the basement now and I want to break it up (its very cool looking, but...) I'm wondering how to deal with the refrigerant in it, whatever it may be from that era, and if it is only in the compressor, or in the body itself. Thanks
fridge removal
My house came with a huge old fridge from the 40s or so with a big round compressor on top. It is too large to get out of the basement now and I want to break it up (its very cool looking, but...) I'm wondering how to deal with the refrigerant in it, whatever it may be from that era, and if it is only in the compressor, or in the body itself. Thanks
Vigilante Plumbing - UPSELL SCAMMERS or Good guys?
So here's the thing: We've used them a couple of times over the last year in our new brownstone. Every single time - it feels like they're always trying to upsell - there always seems to be "just one more thing" we need in order to make the job right.
Yesterday, was the final straw - they came to our rental Bstone - to install 2 new toilets and fix the shower handles. Suddenly the 'new' toilet that was sold to my husband ast week as the thing that was going to absolutely "do the trick" was not good enough - this next "expert" says we needed a power flush toilet - another $1,000 please. We said no.
Point is - I'm sick of the eery feeling I get everytime that they are completely BSing me - Upselling us up the A---
Any one else had a similar experience with them?
Vigilante Plumbing - UPSELL SCAMMERS or Good guys?
So here's the thing: We've used them a couple of times over the last year in our new brownstone. Every single time - it feels like they're always trying to upsell - there always seems to be "just one more thing" we need in order to make the job right.
Yesterday, was the final straw - they came to our rental Bstone - to install 2 new toilets and fix the shower handles. Suddenly the 'new' toilet that was sold to my husband ast week as the thing that was going to absolutely "do the trick" was not good enough - this next "expert" says we needed a power flush toilet - another $1,000 please. We said no.
Point is - I'm sick of the eery feeling I get everytime that they are completely BSing me - Upselling us up the A---
Any one else had a similar experience with them?
browstone facade quotes received
Hi there,
we received multiple quotes from contractors for resurfacing. The range is super wide and I wonder if anyone has had good/bad experience about some of them? we would really appreciate your thoughts on this as it is horrendously expensive to do this and we dont' want to ever have to do this again!
thanks so much
here are the bidders:
Kamal
Cecil King
JBC (Aziz)
Metro Waterproofing
Malek
Dilemma with My Rental House in WT
I would be very grateful if I could hear people’s opinion on my dilemma. Couple of years ago, I bought a townhouse in Windsor Terrace. In the process of buying we discovered that we are not getting it vacant but with a tenant. And since we were deep in the buying process and experienced several buying failures before we decided to go ahead and get it with the tenant. Now that I’ve had the tenant for a couple of years I’ve learned quiet a few things about it. It is a non-profit women’s shelter. Thus, this makes for a rather peculiar situation. First of all, the non-profit is not run properly, they don’t know what their responsibilities are in terms of maintenance and fixing things up and they keep bugging me for every little thing to fix. At first, I’ve been fixing everything as I felt sorry for them as they are a non-profit helping those in need. But my lawyer told me it is ridiculous and I should just refer them to the lease agreement which is rather generic to begin with. Secondly, the kind of residents in that shelter are very transient –mostly illiterate women from developing world along with their little children – for whom this is a very temporary home. Thus, they are very careless in terms of how they use the house. They wash things in a living room, they are not careful with water, etc. etc..
So now is my question, this is the time to renew the lease. Honestly, given all the troubles they caused me and the fact that I am hardly covering my expenses my desire was to sell house and not renew the lease. The only problem is it is not clear where the market is heading and I am not sure I will be able to quickly sell the place, plus this is a tough year for me and I need to buy some time. So I thought I will increase the rent to cover my expenses ($4000 for large house with backyard on a quiet WT block), make it only for one year and make them responsible for ALL the repairs unless they are structural like roof or boiler. This will buy me time for one year. They came back to me asking for reduction in price $3700 and asking for 6 month advance notice in case I decide not to renew the lease next year. I don’t know what to do. 6 month notice sounds unreasonable and $3700 is hardly covering my expenses, yet at the same time they probably don’t have much money – they are a poor non-profit.
Any idea on how I should proceed? Maybe I should I sell the house but I just can’t deal with selling it now, I wanted to buy some time for myself.. If I insist on my conditions they probably would agree but I also don’t want to be a mean person as I understand the financial constraints they are dealing with.
What would you do? Any advice would be greatly appreciated!
Thank you.
Emilia
How to find pre-construction buy from prospectus apartments?
If I want to look into buying an apartment from a prospectus - preconstruction, where does one look to find out about up coming projects? (Iam looking to stay in Brooklyn or might be willing to migrate to Long Island City..maybe) Aside from asking each broker if they know of up and coming things... I wonder if there is a good site or list out there somewhere that i can consider. It seems that 'new development' sections listed on the various agencies sites are alread built, often mostly sold... Is there any way to come to be 'in the know' for first offerings...?
browstone facade quotes received
Hi there,
We have received multiple quotes for resurfacing our entire facade from the following- and would love input from you all. I have read 1 poster who had bad experience with Kamal, 2 with bad experience from Cecil King and 2 from Malek?! So, now I am wondering about all of these:
Kamal Construction
Cecil King Masons
JBC (Aziz)
Metro Waterproofing
Malek
Thanks so much. This is just horrendously expensive that we are happy to have any advice! thank you.
browstone facade quotes received
Hi there,
We have received multiple quotes for resurfacing our entire facade from the following- and would love input from you all. I have read 1 poster who had bad experience with Kamal, 2 with bad experience from Cecil King and 2 from Malek?! So, now I am wondering about all of these:
Kamal Construction
Cecil King Masons
JBC (Aziz)
Metro Waterproofing
Malek
Thanks so much. This is just horrendously expensive that we are happy to have any advice! thank you.
browstone facade quotes received
Hi there,
We have received multiple quotes for resurfacing our entire facade from the following- and would love input from you all. I have read 1 poster who had bad experience with Kamal, 2 with bad experience from Cecil King and 2 from Malek?! So, now I am wondering about all of these:
Kamal Construction
Cecil King Masons
JBC (Aziz)
Metro Waterproofing
Malek
Thanks so much. This is just horrendously expensive that we are happy to have any advice! thank you.
Looking for stone counterop recommendation.
I am looking for someone to install both granite and marble countertops for my kitchen, and would appreciate any suggestions and contact information. Many thanks!
how much to plexiglass mezzanine?
We are selling a condo with a mezzanine and some potential buyers were curious about the cost of installing plexiglass all the way around to keep their kids safe. Anyone have an idea? The area to be covered is about 3-3.5 feet high and about 30-40 feet around. Thanks.
Value of Brownstone as a double duples vs a triplex and garden rental?
I was just wondering how the value of a four story brownstone changes based on whether it is set up as a triplex with a garden rental vs. a double duplex. We are considering a double duplexed house but I have not really looked at any other houses with that format so I am unsure what market value should be. I am quite comfortable with the values for triplex/garden rentals though. Obviously, the owner of the double duplex house will have less space for him/herself, but, on the other hand, will have substantially more rental income.
That being said, I assume most people prefer the triplex set up and as such the double duplex should be sold at a discount. Is that accurate? If so, how much less would one expect to pay for a double duplexed house vs a triplex/garden rental house (all other things being equal)???
thanks for any advice....
New Landlord
I am going to be a landlord soon, and I am having a hard time wrapping my head around it.
I have some good information from this forum about where to go for legal forms and credit checks. It seems from tooling around this site and the internet that the key is Screen People Carefully. I am thinking about going with people who know my friends--I tend to trust that social link as much as I trust a credit score. Is this a good strategy?
Any other advice or war stories that would have helped you when you were in my shoes? Please tell me anything that you wished someone would have told you at the beginning of your landlordship.
Thanks!
engineered wood flooring
what's the cost per square foot for engineered wood flooring including installation? we need to get the floating kind. thanks.
Subletting Live/Work
Anyone here ever sublet a live-work space? We are closing on our brownstone in March, and still have 1.5 years left on a five-year commercial lease on a space in Greenpoint. We got it under market, and figure that we can make some extra cash during that crazy first year of home ownership by subletting for just at the market value (not wanting to gouge anyone... just looking at the market)...
Subletting is allowed in our lease, so I assume that I just need to find me some tenants and tell my landlord where to send the rent/utilities invoice every month.
Has anyone else done this? Are there pitfalls that I don't yet understand? Your stories of experience are most welcome.
Kitchen Cabinetry
I am tearing out kitchen cabinets from a recently purchased brownstone. They have never been used and were installed during a 2006 renovation. They are not my taste but are quite appealing to those who like cherry wood with brushed nickel handles, a bit more modern look. I would like to sell them and obviously there would be a huge savings to you, as buyers for this type of thing are scarce. Post to me if you are interested.
dumpster company
any recommendations for a reputable dumpster company out there? we need to haul away a lot of material from our bed stuy renovation, soon to be underway. thanks!
Post pictures?
How do I add pictures to a forum post? I don't see a place to upload the pix...
Thanks.
Tips at Closing???
Going over closing costs with my attorney and he tells me to bring personal checks for the gratuities to title company rep and others (like him, maybe?). Is this for real? Who am I supposed to tip at a real estate closing, how much, and why? Call me stingy, but I'm sort of thinking the many, MANY thousands of dollars in cash I'm forking over to actually pay these people for their services ought to be more than enough.
Salvaged wood floors
I am demolishing two townhouses in manhattan, I know, I know. They both have floors. One is original dark wood, thin strip in a reasonably complex pattern, I am guessing they have been there 35 years + very townhousy if there is a such a thing. The other is wide plank pale wood. I will have no use for the floors in my new project. How would I go about selling the floors - To a contractor ? or by posting etc or any other bright ideas - thanx
Salvaged wood floors
I am demolishing two townhouses in manhattan, I know, I know. They both have floors. One is original dark wood, thin strip in a reasonably complex pattern, I am guessing they have been there 35 years + very townhousy if there is a such a thing. The other is wide plank pale wood. I will have no use for the floors in my new project. How would I go about selling the floors - To a contractor ? or by posting etc or any other bright ideas - thanx
Salvaged wood floors
I am demolishing two townhouses in manhattan, I know, I know. They both have floors. One is original dark wood, thin strip in a reasonably complex pattern, I am guessing they have been there 35 years + very townhousy if there is a such a thing. The other is wide plank pale wood. I will have no use for the floors in my new project. How would I go about selling the floors - To a contractor ? or by posting etc or any other bright ideas - thanx
January 23, 2007
Architect Recommendations?
Looking for an architect to design what will be our new home in dyker heights. Recommendations appreciated!
Architect Recommendations?
Looking for an architect to design what will be our new home in dyker heights. Recommendations appreciated!
insulating an exposed wood beam ceiling
We are moving into a brownstone where the previous owners took down a drop ceiling, exposing the wooden beams beneath. It looks beautiful, but we are wondering about the noise, since it will be below our main living space, kichen, etc. and we will be renting it out. Does anyone have suggestions for inexpensive soundproofing solutions?
Removing Paint from Brownstone
Can anyone recommend someone to scrape paint off of brownstone without damaging it? In my garden level entry way under the stoop, the brownstone wall has cracked and peeling paint, and I'd like to have it removed. Any recommendations or referrals would be appreciated.
woodwork stripper?
Anyone ever hire VICTOR ROJAS to stripped and refinish their woodwork? If so was it a good experience?
Park Slope Craftsman
They are out of business and are holding an auction at their store at 354 Seventh Ave. Wednesday 1/24 at 1 pm. Because they haven't been calling anyone I think they are planning to keep our deposit, which is heartbreaking to us. The husband has apparently gone on to work elsewhere.
Park Slope Craftsman
They are out of business and are holding an auction at their store at 354 Seventh Ave. Wednesday 1/24 at 1 pm. Because they haven't been calling anyone I think they are planning to keep our deposit, which is heartbreaking to us. The husband has apparently gone on to work elsewhere.
Phone & email for DiGamba stripping?
I can't find a phone number or email for DiGamba stripping -- Anyone have one? I'd like to get a quote.
thanks!
Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?
Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?
Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?
Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?
Condo Perks--How Important Are They?
I heard of a condo building in East Williamsburg, 4 blocks to the Graham Ave L stop, going for 500-650 per sq ft, but with minimal "perks." The spaces are apparently duplexed units, wood floors, stainless steel appliances, subway tiles, some terraces and back yards. But, no doorman, no parking, no elevator, no central air, and no kitchen upgrades. The units are approximately 600-1,000 sq ft each. Are they worth this price?
Real Estate Taxes?
I just recevied a Notice from the Dept of Finance which stated that the Market Value of my home has increased by $381,924 (more than doubling) while the Taxable Value has increased by $1,235. Is it normal for the Market Value to increase by that much? Also, how will these increases affect my tax bill? Currently, I pay around $750 per quarter. Any explanation given would be GREATLY appreciated.
thanks so much.
Wanted: clawfoot tub
Anyone getting rid of a clawfoot tub that doesn't need immediate resurfacing? Eddie has one for $125, but I'm willing to take someone else's off their hands for even less! Yes, I'm that cheap (and broke). Thanks.
Sprinkler Cost
Can anyone estimate the cost of installing hallway sprinklers in a 3 story brownstone?
January 22, 2007
Plumbers grade fixtures versus Lowes/Home Depot
I was told by my plumbing contractor that the standard quailty of the fixtures he is proposing to use in my house are not the same as they sell at Lowe's or Home Depot. He said they mass produce those and they might look the same on the outside but the guts are not up to the quality he offers. I think he's full of it. Those discount places just buy more in quantity which they than can offer that stuff at lower prices. What's the truth?Plumbers grade fixtures versus Lowes/Home Depot
I was told by my plumbing contractor that the standard quailty of the fixtures he is proposing to use in my house are not the same as they sell at Lowe's or Home Depot. He said they mass produce those and they might look the same on the outside but the guts are not up to the quality he offers. I think he's full of it. Those discount places just buy more in quantity which they than can offer that stuff at lower prices. What's the truth?
Plumbers grade fixtures versus Lowes/Home Depot
I was told by my plumbing contractor that the standard quailty of the fixtures he is proposing to use in my house are not the same as they sell at Lowe's or Home Depot. He said they mass produce those and they might look the same on the outside but the guts are not up to the quality he offers. I think he's full of it. Those discount places just buy more in quantity which they than can offer that stuff at lower prices. What's the truth?
Brick Sand Problemo
its been almost a year since we finished our major reno in bed stuy and we have been noticing what looks like fine brick sand (pulverized reddish brown material) accumulating beneath the base/shoe moldings along the interior wall of the front facade wall (garden level). have no idea what this could be, but since it is accumulating at the rate of nearly 4 inches every two weeks, thought it would be wise to find out...
any suggestion?
car repair
I know this is a bit of an abuse of this board, but I've contributed much in the past, and I don't trust anyone other than Brownstoners to tell me where in the greater Park Slope area I should take my 6-year old Volvo for service if I'm sick of getting ripped off at the dealer.
Market Value, Assessed Value, Exemption Value and Taxable Value???
Got my first Notice of Property Value in the mail today. Not having gone through this before, just wondering, do the amounts sound in line with what others are experiencing:
Market Value up 28%
Assessed Value flat
Exemption Value disappeared (may be STAR-related)
Taxable value up a grand
Last line is "Value that Tax is based on" but have no paperwork to compare it to.
Any insights greatly appreciated.
John
Market Value, Assessed Value, Exemption Value and Taxable Value???
Got my first Notice of Property Value in the mail today. Not having gone through this before, just wondering, do the amounts sound in line with what others are experiencing:
Market Value up 28%
Assessed Value flat
Exemption Value disappeared (may be STAR-related)
Taxable value up a grand
Last line is "Value that Tax is based on" but have no paperwork to compare it to.
Any insights greatly appreciated.
John
Wall repair, painting, and molding replacements
I'm looking to do some work in pieces and potentially with different people because I just got an estimate which seems outrageous to me.
The walls and ceilings need repair to fix some major cracks (more than just patching or light skim coat), the base molding and crown molding need to be replaced, and everything needs to be painted.
Should I fix the walls, install molding and then paint? Or can I have the walls fixed and painted, then installing moldings and touch up the paint where necessary? What are the cons of doing this way?
I can't fix the walls and don't want to paint, but have a friend who can install all the moldings for basically free.
Any advice would be greatly appreciated.
Coop inspection?
This may be a naive question but please indulge a first-time buyer... if one arranges for an inspection of a coop does the inspector look at the roof, boiler, etc. (items that could result in increased maintenance or assessments down the road) or does s/he just make sure the unit itself is in good shape? Also, what exactly do they look for in an apartment inspection? Thanks very much.
Rental Income Tax Question
I live in a 2 family and rent out the other apartment to some friends. The rental helps me meet my mortgage payment and in no way results in a profit. Do I have to report this as rental income or is there some other classification it falls under?
Do banks do mortgage assignments?
I have been told if a property has an existing mortgage on it and one wants to buy that property one can get a bank to do what's known as a mortgage assignment so that one can avoid all or at least part of the mortgage tax. Does anyone know of any banks that actually do this. I made a few phone calls and while it seems that some banks will do this when refinancing on a property that you already own, most will not do it if you are purchasing the property. I don't understand why that would be. Does anyone know of banks that will do this when purchasing a property? For banks that don't do it, does anyone know what the rationale behind not doing it is? Is it some legal issue or do banks just not feel like doing it?
Construction Recommendation
I'm looking for a recommendation for someone to dig out about a foot of a basement and finish it off. The current basement is a 12 x 20 room with a ceiling height of about 6'2". There is a bathroom in the basement that needs gutting as well. Any recommendations for a solid construction crew or trustworthy contractor would be much appreciated.
Mortar deterioration on internal support wall
We have a circa 1875 brownstone. The exterior walls are in excellent condition inside and outside, but we have noticed that there is a marked deterioration of the mortar between bricks in the internal support wall in our basement. The basement is frequently damp, though not particularly wet, and not necessarily where the worst deterioration has occurred.
Should we be looking first for a structural engineer to make an assessment, or do people routinely just get a tuckpointing job done on these bricks? The faces of some of the bricks is deteriorating as well (they really look like they've been exposed to external weather conditions rather than just being in a basement for 130 years).
waterproofing
I'm looking for a contractor to waterproof 2 stories of brick wall for our boerum hill condo. Right now we have a patchy coat of thermo-seal that's leaking. I've gotten lots of different advice on the best way to seal the wall - more/better thermo-seal, plaster, aluminum siding, you name it. If anyone has had experience with this type of project, I'l love to hear about it. Thanks. Rachel
book shelves
Hi,
I am looking for someone to built custom made book shelves: white, to cover the whole wall approx size : 9.5ft h by 9ft l.
Anyone knows someone reliable and affordable?
Thanks, Monika.
January 21, 2007
Looking for a lawyer for renovation gone awry.
Help! My Prospect Lefferts Gardens renovation has been a nightmare thanks to my contractors. I need a good construction litigation lawyer to go after these guys... Any advice would be so appreciated. I want to make sure this company never gouges anyone else. Many thanks.
Where is Dollar Construction???
Does anyone know where Hassan or Dollar Construction has gone to? His scaffolding is still attached to our building. We are trying to contact him to have it removed. Any information would be helpful!
fire escape to balcony and stairs to back yard
I have a 3 family in park slope that has a fire escape that goes down to the back yard. I have seen post on the requirement of the fire escape. I am looking to replace the fire escape with a balcony and stairs to the back yard. My goal is to give each apartment access to the back yard. Has any one any advice on doing this? What makes the fire escape legal? Can I replace the iron fire escape with an iron balcony and spral stairs? Thanks for any advice.
Covering Knotty Pine
Last year I purchased a house that was built in the '60s. In the kitchen/dining/main hallway it is covered with knotty pine - even down to the kitchen cabinets. I've heard that knotty pine is valuable in that if you had to purchase it, it could be costly. However, I want a more creative options, especially in these main areas of my home. I don't want to paint the panels, so what can I do to cover the panels without totally destroying them (especially if I ever sell this house)?
A/V Specialist
I'm looking for someone to talk to about the best method of wiring my Brownstone for cable, phone, internet, etc. I’ve been reading a lot about structured wiring and central panels, etc. Anyone know a reputable company/person that would be able to discuss options and provide a no cost estimate? (I am not interested in doing this myself)
Thanks!
lamp repair
Can anyone suggest a shop or someone who repairs lighting fixtures? Park Slope area preferred.
Thanks.
Landmarked House Windows
Who makes windows for landmarked houses? Wood windows. My 1st choice would be exact replicas but is that necessary? I need more estimates and don't know who to call. Thank you!
Building Renovation Recommendations
Hi everyone,
I'm new to this, so i'm hoping I'm not asking stupid questions. I live in a 4 family brownstone in north slope. we desperately need to paint the hallways, possible replace some lighting, and also restore our front door. i have no idea where to start on this. Can anyone recommend a good contractor to use? Any other suggestions?
Thanks,
Matt
Heating Issue
I have a three family property with separate baseboard heating systems. My tenants in the middle apartment keep complaining that their heat never rises to the desired temperature, say 80. It seems to stay in the neighborhood of 69/70 degrees but never climbs to 80 even if the thermostat is set to 80 all day long. I just had a new thermostat installed by a licensed plumber recently and didnt have any problems up until about a week ago. Anyone have any insight? Suggestions??
Clean Air After Renovation
I am about to finish a gut renovation and the house interior is really dusty. Obviously I will be doing a serious cleaning, butI would like to clean the air as well. I have heard of machines that can be do that. Anyone have any ideas of who can do this for me or if there is a machine I can rent.
Plumbing Question
Hi, this is our first time renovating....We wanted to put the bathroom in the middle of the garden floor between the two bedrooms. I have seen this layout often in a double duplex set up, but now we are being told the 4 inch venting line has to go straight thru the parlor floor to the roof. How did others handle this. The crown molding on the parlor floor is beautiful but weak and we were hoping to do as little damage as possible on that floor. Thanks for any input.
Broker Switcheroo?
After viewing a house we told the broker that we liked the house and would like to see it for a second time. When they called to schedule the second viewing the broker told us that we would be responsible for paying a 2% buyers fee…….
This seems unethical and outrageous because this information was not disclosed prior to or during the appointment. Am I correct? What right does the broker have to insist upon a fee? Let me also add the appointment was the first interaction between me and the agent following one phone call.
January 20, 2007
Bathroom Floor Options
I really want to put a painted wood floor in my bathroom, even though I know I shouldn't. I need a light colored floor because I have exposed brick for a backsplash and an antique wood vanity. I've used tumbled marble and travertine so many times that I can't bear to do it again. Anyone have ideas on an aged, but light bathroom floor? I'd be installing it myself. I've never worked with smooth concete (just basement stuff that didn't have to look good), but I do like the look of that. Has anyone done wood? I'd really, really protect it!
Need plumber tomorrow - Sunday!
It seems our waste line is blocked somehow, and water is leaking all over our basement when we flush the toilet, use the kitchen sink and use the washing machine Snaking doesn't seem to be working.
Anyone know a plumber who will come out tomorrow?
Thanks!
Fixing a Paved Over Garden
So I want to buy this great place, but there is one problem, the backyard is paved over with cement. I want a garden, not a block of cement, and I wanted to know if anyone knew how hard it would be to get rid of that cement and make an actual garden in the backyard. Is that even possible?
Open apartment picks?
Since there isn't one posted today on the main site, anyone got any picks - new fresh meat - for OH apartments co-ops and condos for sunday?
something new and interesting?
Anatomy of a Gut Reno
I see people here debate over the cost of a "gut reno" - here are my 3 cents - don't have time to put together a spreadsheet.
Assume 4 floors, single-family reno (combining several apartments), I'm giving you middle-of-the-range #s using general and not subcontractors.
1. Roof repair - 15k.
2. Replacement of circuit breakers & all wiring - 20k.
3. Plaster repair - 10k.
4. Plumbing (assuming major relocation & 3 bathrooms & 1 kitchen)
- 20k.
5. Forced air heat & central A/C (including air handlers, etc.) - 50k
6. Replacement of approx. 3000 sqft of flooring with $6/sqft hardwoord floors - 40k.
7. Painting - 20k.
8. Plumbing fixtures + vanities + tiles - 15k (mid-range)
9. Kitchen appliances + W/D - 10k (mid-range)
10. Kitchen cabs - 15k (mid-range, not Ikea but not Boffi/Poggenpohl)
11. New windows - 20k (which are the cheapest wood windows)
12. General Repair Slush Fund (people who have been through it, you know what I'm talking about) - 50k.
13. Lighting - too big a range to even talk about
That brings you close to 300k, without architect fees, expediter fees, and assuming no major structural/repair issues and assuming you know how to shop for bargains. Some of the figures may be more, some less, depending on how your contractor breaks out the #s.
Wood stove repair?
We've noticed a small crack, no more than 1/16, on the side of our wood stove fireplace. Any Bstoners out there know of any do-it-yourself repair kits or materials, or are we better off contacting a wood stove repair person, regardless of how small the fissure is?
Please Share Remodel Spredsheet!
Hi, I've noticed a lot of remodel budget questions today. I'm in the same boat, having just purchased in the South Slope. Someone offered their spreadsheet, and I would love to see it to use as a comp etc. If anyone would like to share, please send it to: (continued at next page) Thanks!
Please Share Remodel Spredsheet!
Hi, I've noticed a lot of remodel budget questions today. I'm in the same boat, having just purchased in the South Slope. Someone offered their spreadsheet, and I would love to see it to use as a comp etc. If anyone would like to share, please send it to: (continued at next page) Thanks!
Firewood?
Can anyone suggest a place in Brooklyn Heights /Cobble Hill/Park Slope area to either buy firewood, or have it delivered?
Thanks!
Can OPen Houses be Held on a Propery After an Offer has been Accepted by the Seller?
Can Open Houses be Held on a Property after an offer has been accepted by the Seller?
January 19, 2007
Co-Op Renovation--How much is too much?
We're in contract to purchase a CO-OP in a factory building / South Slope. Here's what we are want to do:
1. Sand Floors
2. Painting
3. Two (2) Upstairs Full Bathrooms--Gut Reno
4. Downstairs Powder Room-Gut Reno
5. Kitchen--Gut Reno--blow out ceilings (including hallway)
6. Move 2 Closets, and rebuild on opposite walls
7. Ceiling Fans installed (4 or 5)
8. Track lighting in all bedrooms (3), kitchen, livingroom
9. Replace interior doors (6)
10. Sheetrock stairs replaced with spindles
11. New Baseboard Moulding
So, whaddya think this is going to cost us....??? This is our blue sky plan...We are nervous about over-developing for re-sale.
Thank you.
permit after the fact?
Does anyone have experience with obtaining a NYC permit for plumbing after the work has been done? We are in a NYC co-op and had pipes replaced and bath/toilet moved one year ago, but did not get the proper permits (we did not intend to do all this work; we were just going to retile, but in knocking down the tile, the coroded pipes were exposed and we decided to go ahead). In haste, we did not do the proper research at the time to realize we needed a permit. Now we want to sell and would like to rectify the permit issue prior to sale. Does anyone have experince with this? Will they really make us open the walls, remove the bath, etc? The work was done by a licensed plumber. thanks in advance
VICTORIAN BATHROOM
I’m planning to do my the bathroom in Victorian style.
I’m looking for someone who has real historical knowledge, style and resources. The room is small and I was hoping to find someone who can add some unique and interesting architectural details.
Can anyone recommend a designer that can take the project from start to finish?
House Cleaning
Can anyone recommend a good, trust-worthy, reliable person who does house cleaning in Bed-Stuy? I'm looking for someone to come and clean about two times a month.
Basement flood
I am house sitting for friends who are on extended vacation. Out side pipe froze and now there there is 5 inches of water in the brownstone basement. Plumber came and said water needs to be pumped out----cement floor, etc. Furnace and H20 heater seem okay. Need suggestions as where to find someone to pump water out. Then need to email owners for approval. Thanks.
Renovation of 2 family under 100K - possible?
We are considering buying a 2 family brick house in South Slope but we really can only do it if we can get the cost of renovating under 100K. I have a lot of questions - this would be our first foray into house ownership, coming from condo-land.
* Both the owner apt and the rental need kitchen and bathroom updating. In addition, we would like to add a full bath on the 2nd floor. Anyone willing to share the cheapest we could do these things while maintaining some sense of style?
* In order to accomodate our family, we will need to EITHER
- dig out a foot or so of the basement, finish, and use half as a bedroom OR
- add a 400sf room on top of the house (zoning allows for this).
From very preliminary research, it sounds like the basement might be cheaper (25K?) and the addition would probably cost 40K. Does this sound right?
* All those who have done this, is hiring an architect the right thing to do? We are full of ideas and years of design research, but will a contractor really be enough to help us figure out the best way to do things? Some say an architect is a waste of money but others say it might help save. Opinions? How much does an architect charge?
Finally, does it seem insane to think that we could do this amount of work for under 100K? Including any architect fees and whatever other unknown costs might appear? I have heard that we need to reserve 10% of the project cost for unforeseen problems, so that really reduces us to 90K. Is this unrealistic and we should not move forward?
Thank you so much to anyone with input!
woodwork repair
I have woodwork throughout my apartment. It is a golden oak looking stain with a coat of poly on it. I believe it was probably stained prior to installation. When it was put up, someone filled the nail holes with wood filler smeared on and then polyed it. So my wood work has blotchy yellow 1" diameter spots all over it. Any advice on how to fix this? (This would be DI-myself job) Any tips would be appreciated other than what I have already done, curtains and cursing when I walk by.
woodwork repair
I have woodwork throughout my apartment. It is a golden oak looking stain with a coat of poly on it. I believe it was probably stained prior to installation. When it was put up, someone filled the nail holes with wood filler smeared on and then polyed it. So my wood work has blotchy yellow 1" diameter spots all over it. Any advice on how to fix this? (This would be DI-myself job) Any tips would be appreciated other than what I have already done, curtains and cursing when I walk by.
Best way to darken woodwork?
The woodwork in our place was originally finished with shellac plus some sort of stain or dye to darken it. Anyone know the easiest way to recreate that? I've tried experimenting with dewaxed shellac --> gel stain--> tinted dewaxed shellac on top, but it's difficult to apply the shellac topcoat because it dissolves some of the underlying shellac (and stain with it), making the whole thing terribly uneven.
Mr. Slim (similar split-system) vs. SpacePak A/C?
My husband and I want to install a central A/C system in our just-purchased home, and are currently debating between the Mr. Slim (or equiv) system and SpacePak. We would LOVE to see the results of recent installations before committing. If anyone has pictures, recommendations, invites (!) we would so appreciate the input. Thanks all ... you can reply in comments or directly to me at: nbstuff@gmail.com.
Cutting Glass / Venting my dryer
I need to find someone who can cut a circle in my basement window so I can vent my dryer and keep the alarm tape, that wraps around the perimeter of the glass, intact. I can't figure out what to search for on google. I imagine I can find fittings at HD to secure the vent ... Any suggestions? Anyone know someone who can do this? Cutting a big hole in the basement wall of a 100yo house is probably a very bad idea so I thought the window would work. Eventually we'll get new basement windows... so this is a quick temp fix. thank you!
Cutting Glass / Venting my dryer
I need to find someone who can cut a circle in my basement window so I can vent my dryer and keep the alarm tape, that wraps around the perimeter of the glass, intact. I can't figure out what to search for on google. I imagine I can find fittings at HD to secure the vent ... Any suggestions? Anyone know someone who can do this? Cutting a big hole in the basement wall of a 100yo house is probably a very bad idea so I thought the window would work. Eventually we'll get new basement windows... so this is a quick temp fix. thank you!
Cuting Glass / Venting my dryer
I need to find someone who can cut a circle in the glass of my basement window so I can vent my dryer and keep the alarm tape intact on the window... Having trouble figuring out what to google on this. Any suggestions? Anyone know someone who works with glass? tyia.
Parking Garages in Park Slope
I am looking for a parking garage in center or northern Park Slope. Can anyone recommend any? What is the expected monthly rate I should expect to pay?
Thanks.
January 18, 2007
air vent question
I have a new boiler in a 4 story mix -use building. on the 2nd fl close to the boiler room is a very large radiator that over heats the small room.in the front a large radiator that that gets hot but since the room is larger than the back it takes longer to heat up .the thermostat is in the front. on the 4 fl. the people there like the room cooler so the radiator valve is closed . my question is can i place a gorton D size on the 2nd fl front radiator to heat the front room faster and then use a smaller vent size B to the 4 fl. so i can open the radiator valve i suspect the source of my water gauge fluctuation. i asked at the local hardware store but they said it would unbalance the steam. i have a one pipe system , basement pipe insulated all the air vents is correc 2nd fl gorton B , 3fl gorton C 4 fl gorton D. all the radiators pitched. thank you for any advice
new stealth construction
does anyone know anything about a 10-story apartment house to be built on the 400 block on 42nd street in Sunset Park? Seems it has gotten in under the radar.
Recommendation for a tenant screening service
I'm planning on renting an apartment in my townhouse w/o a broker, who would normally run all the reports. Can anyone recommend an online service (naturally for a fee) that checks credit, rental history, liens etc. In addition to the straight numbers it'd be nice to find a service that puts together an overall assessment and recommendation of the prospective tenant. On the flip side are their any services you wouldn’t recommend that have produced bad results? Thanks!
Made over-ask offer, am I being unrealistic here
There is either way too much cash sloshing around, or the broker community has some very peculiar standards!
I had a very responsive interaction for a few days with a broker from a "famous" brooklyn oriented firm, and saw a place that was right up my street. Activity on the property was busy, and the broker informed me that the deadline for offers was at a certain time and date and led me to expect that an offer at ask would not take it.
I told him to expect my best offer by email shortly before the deadline expired, and I followed up on that: The offer contained exactly what they needed to know. I was proud of it, brief and to the point and no seller would find a negative.
It is now getting close to the close of business the next day and the broker is not reachable on their cell, or voicemail, nor have they made any effort to reach me. I'm left swinging, wondering .. do i pull the offer, do I wait like an idiot as though at the DMV .. do i call the switchboard to go over their head? do they not realize that for at least some people, making an offer on a place is the single biggest transaction of their lives?
At the very least you would have thought they'd have the courtesy to say 'well, we received your offer thanks, it looks in order, we'll let you know' (or, of course, sorry, dude, you're less rich than the other two guys). But nope. Nothing. Nada.
I find this ... confusing ... and even if the broker in question had been squashed by the F train at 8am (something that is starting to feel almost like a positive result), an offer deadline should not be run as a single person operation. I'm just racking my brains here wondering what excuse they can come up, with that I'd be ok with at this point.
Double Entry Doors
Looking to match neighbours double entry doors, not sure if I can post a picture, but they are 50 wide, approx 108 high at the center of the doors, and they curve down from the center where the door meet. They have a rectangular main peice of glass and then a smaller piece with a curved top mathing the door frame. Would appreciate advive on where I could source these.
Fireplace removal
We are trying to maximize the space in our 11X16 back parlour floor kitchen. The fireplace in the room is completely sealed up and measures 4' W X 19"D. We'd love to get rid of it and place a sink or stove in it's place-we have no interest in ever reopening this or any of the other fp's in the line. Has anyone out there ever done this? If so what was involved? All feedback would be greatly appreciated. Thanks.
woodwork cost?
hi, im looking at buying the upper duplex of an old house in ditmas park and am trying to figure out how much restoring the woodwork would cost. its basically all been painted over. so it would involve stripping and refinishing bannisters on two floors, plus the doors and door frames for four bedrooms, dining room, living room, kitchen and five closets. the floors look to be in good shape, but would need to be sanded and refinished too. the total square footage is about 1900 square feet. i realize this isnt enogh info to get a precise cost, but whats the ballpark range and timing required for this sort of job? 20K? 50k? 2 weeks? four weeks? any advice would be much appreciated.
thanks a lot.
WCS Lending?
Anyone had a good/bad experience with WCS Lending for a mortgage? Thanks in advance for any insights.
Iron Work Recommendation
We're looking for someone who can remove iron security bars from windows, clean and replace them. This to correspond with new window installation. Any recommendations greatly appreciated!
Boilers
Anybody heard anything about boilers running on biodiesal fuel. Had someone mention it was curious. Also boilers that run on both oil and gas? What's the point? Isn't it one or the other?
January 17, 2007
water damage help!
We just had red oak wood floors installed in our kitchen this morning. Earlier this evening, we noticed water seeping up between the joints. Under the sink, we discovered that there was a slow leak from the dishwasher connection that had been leaking all day. We have fans on the floor, and have been blotting with towels. The floor people return in 2 days to sand. Will we need to replace the wood that has been affected by the water before they sand, or should we just let it dry out? Help!
painting parquet floors?
We're thinking of painting our parquet floors instead of sanding and staining-we want a super dark, almost ebony color. has anyone done this, and if so, how did it turn out? any advice would be much appreciated.
Screaming Boiler
Hello.... We recently moved into a house with a very old gas boiler (hot water radiators). We had it inspected and though it is too big and inefficient for our small house, it works ok. We had hoped to get through the winter without replacing it. However, it goes through phases of, when the heat kicks in, making an awful screeching sound. It seems to come from the circulating thing next to the boiler. We have a GC and plumber coming to do work in a week and a half. Does anyone have any idea whether this is dangerous and something we should call an expert out to now, or should we suffer the noise until the GC can figure it out when he's here? Thank you very much in advance!I need homeowner's insurance fast!
I'm closing on a 3 family wood frame in the Slope in the next week. I've only been able to get one homeowner's insurance quote from State Farm. I've left messages and tried to speak to other companies, but no returned calls and no quotes. I feel like I'm going to have to use SF just out of default, since no one else has responded. (I don't just leave messages, but try to speak to a rep.) Anyone have a good multifam insurance company? Who am I missing? Please list your company so I can give them a call. Thanks!
Cast Iron Fireplace Cover
I'm trying to find a rectangular cast iron fireplace cover for our victorian home we recently purchased. It needs to be 24in wide x 30in high. Thanks in advance!
email me at brownstoner (at) bakermail (dot) org
Advice re: nearby demo
Anyone have any advice on how to protect my house from a nearby demo?
Aside from the tragedy of a developer knocking down a hundred year old brick house in Carroll Gardens/Gowanus and putting up what will surely be a mondern monstrosity, I'm concerned about land shift and structural issues from the demo & construction. I am 2 houses over, but they are attached townhouses.
Waterproofing contractors
Does anyone have experience with Rose Waterproofing? I need a good waterproofer for a front facade and gutter system in Clinton Hill.
(Sorry for the double post. First one went accidentally into the Zoning forum.
Radiator Covers - help!
Does anyone know how much a nice custom made radiator cover should cost? We are currently doing a reno and our contractor is quoting us $4,725 to put in four of them. This seems like a crazy amount of money for radiator covers! Has anyone had covers put in for cheaper? Recommend a carpenter for the job? Any advice would be appreciated. Thanks!
Walk Up Devalue?
Can anyone provide me with an idea (% or -sf) on how much a 4th Floor walkup devlaues an apartment. Purchase price and rental. THank you in advance.
Solid 1 3/4 red oak doors for sale
Due to a measuring error, I have 4 red oak doors for sale. They are 2' 3" x 6' 8" x 1 3/4" They are pre bored and beveled, so two are right hand openings, two are left hand openings they have a 2 1/8 bore that is 2 3/8 backset. They are SOLID 1 3/4 wood, hand made at a Millwork shop. I'm posting them at 250.00 which is less than half of what I paid, but email me with any offers. The millwork shop can make more, although, of course, those would be full price. One door has one coat of natural stain. They are beautiful doors with excellent workmanship.
Please email me at luvinlfe@gmail.com if you are interested.
A picture is at:
http://img157.imageshack.us/img157/8356/redoakdoor1zx6.jpg or
http://img157.imageshack.us/
img157/8356/redoakdoor1zx6.jpg
thermador oven repair
Can anyone recommend a good repair person or service for a gas Thermador oven/range? Thanks!
Ikea kitchen cabinets for rentals?
Can anyone comment on how Ikea kitchen cabinets in rental apartments have held up over the years? Do they show wear and tear readily, and should I just go with the extra expense of "real wood"? I know rneters are not the most careful people, but have no idea about the quality of Ikea cabinetry. Thanks.
Lead Pipes
I have a question about lead pipes (not about safety though), we have lead pipes in our 1910 brownstone and they seem to be fine, they drain pretty well and all. My question is what's the likelihood of these old lead pipes bursting (breaking) and leaking all over? There are no leaks now. We’d like to redo the upstairs bathroom in a few years (not now) and at that time replace all the lead pipes. I have heard from some people that since the plumbing isn't showing any problems it will be ok for a while, others say it could go at any time. Does anyone have any input? Thanks in advance.
January 16, 2007
Outdoor Metal or Wooden Garbage Bins
Hello, can anyone recommend a place to either purchase or custom order the big wooden or wrought iron bins that can be used to house 3-4 garbage cans. I'm looking for something suitable for a 12-apartment building that is easy on the eye and can be locked.
Thanks!
Poorly Insulated Sky Light
I have two skylights that my top floor tenants have been complaining are letting in cold draft. As we are finally getting into the heart of the cold season, is there a tempoary fix to the draft problem? Perhahs some form of covering for the skylight? Or would replacing it be best?
flat roof insulation
what is the best material to use when insulating the flat roof of a brownstone? Are there any hazards when blown fiber glass insulation is used with a forced air heating system? Any contractor recomendations?
nyserda loans
Anybody have any experience or info with Nyserda loans? Looking to upgrade a heating system in a co-op.
Power Surges?
Does anyone know if using power tools can cause power surges? For example, if I use a sawz-all and someone else has their TV or computer plugged in, can it be fried? And if so, how can I prevent the damage?
Wooden Fence Installation
Has anyone recently installed (or had installed) a wooden fence in the backyard garden of a brownstone? I am looking for referrals for a quality installation.
Thanks.
Weird Smell - Recommendations for Air Quality Tester
One of the rooms on the top floor of our brownstone has had a weird smell that won't go away. I'm sure it isn't a dead rodent - because the smell has persisted for so long. If we leave the door to the room open you can't smell it - but if you leave the room closed all day you can really smell it when you open the door. Does anyone know any experts in "sniffing" out a problem like this? Do I need an air quality person to investigate and if so - would appreciate any referrals.
Thanks
Harassment of a disabled person
These are all very intelligent and useful postings. Thank you to the people who have contributed. My mother is currently having a similar problem. She is disabled and uses a scooter, and so she is making some renovations to her house to make it more accessible to her. Her neighbor of 15+ years seems to be holding a grudge (we have no idea what it is) and has been calling Lisencing and Inspection at any chance she can get. My mother really needs these renovations in order to live her daily life. This neighbor has been deliberately causing us trouble and harassing us, and it has been slowing down the process of the renovations. To top it all, the stress of it has been making my mother sicker. This seems to be deliberate harassment of a disabled person. Is there anything we can do, or is our neighbor free and legal to keep calling for the rest of our lives? p.s. we live in Philadelphia
full gut renovation
just curious to know if anyone has done a full gut renovation of a fort greene brownstone recently. the home next to ours has been abandoned for years and years and would need to be completely re-done. the only thing that could survive would be the facade. so if anyone knows how generally how much it would be to restore to a 3 story with a garden rental unit, it would be most appreciative.
KeySpan Energy Bill
High KeySpan Supply Charge Per Therm
I live in Prospect Park South (so my heating costs are high given my old wood frame house exposed on all sides and I just received my KeySpan bill covering the nine weeks from November 9, 2006 until January 12, 2007. While, of course, the bill is substantially lower than for the comparable period last year (with Spring weather and all), I was completely surprised that the "gas supply charge," the one pricing variable on the bill, was $1.20 a therm, 50% higher than for the last billing period, and about the same as last year when there was a substantial shortage in natural gas as well as difficulties in shipping it (partly due to Katrina). I was expecting the supply charge to be about 80 cents a therm because there is no shortage, there's been warm weather, and there have been no shipping issues. I'm wondering if KeySpan is pulling a fast one on us. Anyone else similarly surprised?
Thanks
credit consequences of bill dispute
Please advise. I thought there was an electrical problem with my thermostat and had an electrical company come out to take a look. It turned out to be a problem with the heater itself, and they said they could fix it but I told them that if the work would run above 300. they should let me know since it would make more sense to have a heating company do it. I didn't sign anything with them, and they sent a few people and it was very hard to tell how they were logging their time, though in the end did fix the heater by replacing a part. Then they presented me with a labor bill for almost 600. and said that if I didn't pay it they would turn it over to a collection agency.
I think it's fair that I pay something, but I feel like they deliberately just hit me with a bill at the end that is quite inflated.
Does anyone know if they can indeed turn this over to a collection agency (that could presumably damage my credit)?
In which case I would just have to pay their full bill amount which is way too high.
Any advise about what I can do in the way of filing a complaint or placing this in dispute before the creditors are involved?
Thanks in advance.
Who installs tin ceiling?
I need to have the tin ceilings in my house replaced. I already have a quote from American Interiors. Abbington does not do installations. Any recommendations for other tin ceiling installers? Much appreciated.
Disconnected Stove Safely?
A very new and inexperienced coop owner here -- Just sold my old stove, which unbeknowst to me was still connected to the gas pipe (line) last night. The movers disconnected the stove b/c my bldg mgmt seems to be very unhelpful w/ these matters. That's another posting. Anyway, what should I do to ensure the gas is off? Do I need to put some type of cover on the pipe until new stove arrives (next week)? Gas isn't a separte utility in the coop bldg. Please offer some advice b/c I'm very concerned. I'm at work having visions of my building going up in flames and me ending up in jail. Unfortunetly my contractor is MIA today.
rental advice needed
we have a tenant in our ground floor apartment. his lease is up in february. he has let us know that he's planning on moving away and would like to go month to month until he knows his move date.
we have found a prospective tenant who would like to move in may 1st. when we asked our current renter if i would committ to being out by then, he said no. do we have any recourse here?
thanks in advance
diggin out the basement
Hi, does anyone out there know the whys and wherefores of digging out a basement? Our basement is semi finished -- concrete floor rough plaster ceiling, -- and is currently about six feet deep. We would like to dig down a further two feet and then add a six inch new concrete floor. But we don't know what the archtectural implications might be. Any advice would be welcome.
cheers
James and Alida
super railroad - does it get on your nerves?
You've seen them before, the super long super narrow railroad apartments.
If you lived in one, did it get on your nerves or was it no issue?
The one I'm looking at is [living][dining][kitchen][bath][bed2][bed1][nook]
literally like that, with a corridor that runs alongside [bath][bed2] and two front doors.
It is the kind of place that is put in, two to a floor, in a 25 foot wide 80 foot deep 4 floor bldg
with center common stairs.
maximum width is 13.5 feet (at both ends). 80 foot long, maybe 900 sq ft before interior walls walls.
I'm trying to compare it to an open plan condo at the same price, that lacks any charm, and wondering if super-longs make you yearn for modern with two walls of windows!
Lead Pipes
3rd Fl bathroom in 100 year old Victorian has lead pipes. There's a dormer up there where I can see the lead pipes & they continue all the way to the sink and tub. Given that we have a 2 year old son I think we need to address this problem. Does anyone have suggestions for a good but inexpensive plumber we could use? Is this usually a massive project? No idea what this entails so any info would be appreciated. thank you!
tiny bathroom reno
we are doing some preliminary research in renovationg our tiny (7x5, and a little alcove) bathroom. we have room for a 5' tub, but are wondering if we can find a tub that's more narrow than the 30" wide one in there. we're also interested in a wall hanging toilet. does anyone have any advice/experience/leads on these things? thank you!
dishwasher advice
My dishwasher keeps clogging up, I've had it repaired twice, and I'm ready to throw in the towel and buy a new one. I looked this weekend and want to know if it's worth it to go very high end and buy a Miele? I live in a 2-bdrm coop, not a brownstone, am solidly middle income and not normally swayed by luxury brands. But I found myself falling for the sales pitch for Miele, and various (richer) friends that have one swear by it. Do I really need to spend $1000 to get my dishes clean? Or are there other cheaper brands that anyone can recommend (just to show you how middle class I am, I want a white one, don't care for stainless steel).
Choosing New Windows
Choosing New Windows for your Renovation project.
Nowadays window manufacturers have made some truly amazing advances in the insulating value of new windows. Draft sealing methods are also greatly improved from older windows. However, there still remains some things that should be born in mind before you purchase new windows.
Vinyl Windows
By far the most popular, vinyl windows can be the least expensive, but there are vinyl windows that are quite pricey. With vinyl windows look for thick strong frames that don’t have any thin easily broken areas. The biggest problem with Vinyl is that it needs additives to keep from becoming brittle in the sun over many years. The thicker the vinyl, the longer this takes to happen. Be sure you get a guarantee that assures you will be protected. Also look for insulating foam filled vinyl window frames for highest insulating value. Many vinyl window frames are hollow with no insulation.
Wood Windows
Wooden window frames are made by some of the finest companies and have finishes that look truly beautiful. The insulating value of wooden frames is excellent and when teamed with modern thermal glass the windows offer excellent insulating properties. You should consider however that no matter how expensive your wooden windows are, and no matter how fine the carpentry, they are susceptible to the weather and over time. Wind and rain will get into joints no matter how well fitted. Wooden windows require periodic sealing and maintenance to look their best.
Installation and Capping
Make sure you have your installer order your windows based on ripping out the old windows down to the original rough opening. Many installations are done leaving the old window frames in place. This practice is less labour intensive but results in window frames that appear twice as thick as they used to be after capping. Also make sure all new capping is done in aluminum by a qualified installer. If the window installer substitutes wooden capping materials this will simply not last very long in rain and bad weather. Be sure that window frames are properly sealed with spray foam before the capping goes on.
Adrian Dunevein
www.all-about-screen-doors.com
kitchen floor materials to replace tile
We have an apartment in a 100 year building. The (small) kitchen was renovated by the prior owner, who put in black and white hexagonal floor tiles. They look great but they are CONSTANTLY cracking and breaking up. We would like to replace them with something that is hardier. The adjoining floor surfaces are the original hardwood floors with decorative veneers. Thanks in advance for any suggestions of materials, suppliers etc.
January 15, 2007
Pella Proline is the same as Anderson 400 series??
My builder told me that the Pella Proline windows were not equal to the Anderson 400 series windows but come closer to the Anderson 200 series. Is this a fact or he trying to make me purchase the more expensive 400 series? Thanks for any comments you can provide.
Furniture repairman/woman needed to fix antique sofa
I have an antique upholstered Victorian-style sofa whose wooden leg just broke, so I am looking for someone to make the repair. I bought it about 3 years ago from an antique dealer in Hoboken (when I used to live there), and I got it for a good deal because one of the legs was broken. The dealer sent her usual furniture repairman to fix it for me, and he did it at my apartment for $60. However, I've since moved to Greenpoint so I need to find someone a bit more local- and hopefully in a similar price range.
Any recommendations would be much appreciated. Thanks!!!
Young tenants and Leases
I've recently purchased a 3 family, in which I will live in one unit while renting out the other two. The other two are small 3 bedroom apts. with student/post-college type tenants, seemingly nice. I have non-stab leases that are up in the summer, and was just wondering what is the best way of dealing with tenants who are living in a share situation in which roommates might come and go. (I have a one person per lease right now for each unit.) Do you hold one person accountable for the entire rent payment and let the roommates deal with their own internal rent collection? I certainly don't want to have to chase down 6 rent payments. If anyone has had any experience with this type of situation and has advice/experience, I would appreciate your comments. (P.S. I've only dealt with the broker, not the owner of the property, so I've had no communication about his dealings with the current tenants, although I have met them.)
Does Diggity have a job?
Anyone see this NYtimes article?
And Diggity Makes Three In it two 25-year olds discuss how they--without parental support--afford $3800/month rent. One is a publicity assistant at Simon & Schuster and does some babysitting and the other works at a clothing boutique. HOW can they afford that kind of rent? Should I be looking for a job at Simon & Schuster? They mention their dog, Diggity. Maybe he has a job.
Brick and Cement Work
I'm looking for a contractor to do outside work. It would involve brick pointing, rebuilding a stoop and a walkway. Anyone have a good person to recommend?
Kitchen Designer
After speaking to lots of people I've discovered the need to hire a designer to help plan out my kitchen renovation. I'm looking for good, sane and resonable people. Does anyone have a person they've used successfully and recommend?
Kitchen sink drain clog
Our kitchen sink is clogged and Drano did not fix it. The same thing happened a few weeks ago and we called in a plumber who snaked the line and that fixed it only temporarily. The plumber did say that the snake came up greasy (from now on we'll dispose of our cooking grease differently - not that we create that much to begin with).
The sink and pipes are only 2 years old. The kitchen is on the 2nd floor of our rear extension and drains directly down to our main drain pipe in the cellar. We have a garbage disposal in the sink (Insinkerator Pro17). When we turn the disposal on, the water does go down, but then it backs up again. I would have thought that meant the problem was at the garbage disposal (i.e. the water not draining out of the disposal itself). The dishwasher seems to be draining just fine, which also suggests to me that the problem is above the dishwasher connection to the drain pipe. The plumber disagreed and thought the clog was farther down the line.
A message on this site a few weeks ago suggested that a shower clog be cleared by pouring in baking soda and then vinegar and leaving it overnight. Would that work here?
Does anyone have suggestions on how to tackle this? I am hoping not to spend another king's ransom to have a plumber come for what turns out to be only a temporary fix.
Thanks very much.
Upholstery Cleaning
Brownstoners, I wonder if you can recommend someone to clean my couches. I am looking for a very professional, expert person to clean a sofa and loveseat which have been in storage for a while. I'm in Fort Greene. By the way, I got a recommendation for a person by the name of Michael on this site -- an owner of Gonsalves Carpet -- who was a no-show on Saturday, -- had to mention that -- anyway, anyone who is very good and reliable working in Brooklyn would be very appreciated.
Thanks as always.
January 14, 2007
Solar panels + DOB inspection
We are getting solar panels installed on our roof. But now our solar contractor has told us that the DOB passed new rules that mean that we need to get inspections of the system. And supposedly the electrical contractors in NYC have no idea how to inspect these systems. So he's telling us that everybody is caught up in a catch-22 situation and they are lobbying the Bloomberg admin. to sort things out. So either we have to shell out an extra $2500 at this time to get somebody to agree to inspect this for us (not sure who, or where the $ goes exactly and he doesn't sound sure either and is looking in to it) or we are supposed to wait to see if the Mayor ends this inspection program.
Kitchen Cabinet Resurface
We are planning on a kitchen renovation but need to avoid a complete demolition. Has anyone had experience with kitchen cabinet resurfacing? We have looked at Home Depot "EXPO" but don't know anyone who has used their remodeling services.
If you have had it done and can recommend a contractor and supplier we'd be interested in that information.
Bathroom renovation
We are looking for someone to renovate a bathroom in Cobble Hill. All experiences and feedback are welcome especially about Perfect Renovation.
eddies salvage
I went to Eddies today at 1:30 and he wasn't open. Is this because of the holiday weekend or is he closed for good?
Thanks
Eddies salvage
I went to Eddie's at 1:30 today he wasn't open. Is it because of the holiday weekend or is he closed for good?
Mailbox in Vestibule
I'm tired of repairing the old wall-inserted vestibule mailbox. Anyway, the mailmen keep shoving DVDs into the smaller boxes and cracking them and I suppose it's time to find something antique-looking but with slightly larger dimensions to accomodate magazines, junk mail, etc. I have a 3-family so I'd be looking for a unit with at least three segregated boxes/keyholes and a top slot for the postal office lock.
Anyone suggestions?
Need marvin windows?
We measured wrong so we now have three brand new Marvin Windows. All wood inside and out with energy efficient Low E glass. One over one. Never used. The rough opening sizes: one is 33 1/2" x 52", two at 35 1/2" x 67" All three for reasonable price to someone who can use them. Brooklyn location. Respond to this post and we'll figure out someway to connect.
Bay Ridge vs Kensington
In the spirit of the previous post regarding buying in kensington, I am interested to find out what people think of buying in kensington vs bay ridge. I find the two neighborhoods to be similarly priced but not sure which is a better buy?
What do you guys think?
January 13, 2007
Ocean Parkway/Caton
Hello,
I am thinking of buying a coop near Ocean Parkway/Caton. What is people's impression about this part of kensington, in terms of safety, price appreciation? What is the fair per square foot price in that area for building without a doorman?
Any input is much appreciated. Thank you
New Bathtub Problems -- Pls help!
We need help and advice! We had a new bathroom created 4 yrs ago, including an extra large tub with shower, marble around the tub edge, and tile on the walls. After 1 yr, any time we showered it leaked through wood molding onto our stairs below! GC removed some tiles, redid grout and caulking, and the problem recurred 6-9 mos later. GC came back, did the same thing more extensively, and again the problem recurred 6-9 mos. later. The shower is now not usable!
A licensed master plumber told us that the marble around the bathtub was probably installed incorrectly. In short, he says the marble should reach all the way to touch the wood joists in the wall (with Tyvek, a waterproof wall material, against the joists above and below the marble slab). This would insure that all moisture on the marble would run back into the tub, not down the wall as it seems to do now. In addition, the marble tub edge should be all one piece instead of four sections grouted together. Does all this sound correct?
Now numerous tiles are starting to show hairline cracks. Is water damage causing the wall to not hold the tiles well?
We are afraid to redo now, as we have a young child and another on the way and know there is lead. (Redo would also involve removing custom cabinetry around the sink). Our plumber suggested that periodic re-grouting and re-tiling could work for a while.
I think the GC who installed this should redo for free. But it's been 4 years of recurring problems. What are my chances? I do believe we have a video that we made during renovation that probably shows that the marble was not installed to reach through the Tyvek to the joists. This could also be proven during any redo.
Any possibility at all of fixing these problems without a total reinstallation? Any suggestions for how to get the GC to do the right thing here, and/or how to best fix the problems, would be so much appreciated.
Last resort: who would you call to do a new installation absolutely correctly, quickly, and without pain?
heating problem with one riser
master plumber, this is a repeat post from 12/31/06. still having problems with radiators not getting hot, just the riser are hot now, it take over an hour for heat to start coming up the riser after the thermostat calls for heat, the top floor radiators and some time the 2nd floor radiators get heat but the 1st floor is ice cold. i have taken off all the air vents off the radiators and it did not work, i have also once again drained all the water out each radiator starting from the top floor working my way down, every radiator had dirty brown water, i decided to give an additional 1/4" pitch on the radiator back to the riser and that did not work. my father relocated the manifold back to the original location and i had heat for 2 days with knocking sound. thats when i decided to drain each radiator and shim up each radiator. after that i lost heat to the bottom floor and get heat sporadickly to the 2nd and 3rd floor. my father is a plumber and did all the work himself, he has 45 year experience, his own company and he sugguest that keyspan is not supplying enough gas pressure to the house. i tried to set the thermostat from 72 degrees to 75 degrees and it doesn't reach 75 degrees after 4 hours. in the morning the thermostat is set for 72 degrees starting at 4am. when i leave the house at 6am. i never see the temperature above 68-69 degrees. i am in neee of some serious help. should i try to change the thermostat. should i put the boiler back to the original location, even though the piping was already brought back the the original location.
you can reach me at stulove3@aol.com
January 12, 2007
Comment Problems
We're aware that people are having troubling making comments are are working on it. Hope to have it fixed very shortly.
Thanks
Working again!
Power Express Mortgage Bankers
Has anyone heard of Power Exprees? Have you done business with them? They seem to have "too good to be true" rates and want to hear from someone who has used them for a mortgage before I apply. Thanks!
Ticket for Litter on Sidewalk
We recenlty purchased a building on 6th ave in Park Slope and have received two ticketes within the last 3 weeks for litter on the sidewalk. We feel as though we have been trying to keep up with it, and have a lot of pride of ownership, etc, but somehow during the course of the day the litter blows down the ave to our end of the block. Another issue is that the garbage men leave a lot of trash around after they pick up which collects agains the raised tree planter in front of our place. The two times we received the tickets, we were away for no more than two days. The tickets escalate with each one and short of hiring someone to sweep everyday we don't know what to do. Has anyone fought these in court? Any solutions, anectdotes, similar experiences?
Sand From the Ceiling!!??
One of my tenants alerted me to sand streaming from her ceiling right where it meets the brick wall. We own an older brownstone and the tenant is on the 3rd floor (of 4). I went to take a look and there wasn't a little, but rather more like quart of fine yellowish sand. It didn't appear to be the grayish cement between the bricks. I got up on the ladder and moved a bit of the grout which seals the plaster ceiling with the exposed brick wall and the sand started streaming down again. I banged the ceiling and it started coming down again. Again, this looked like fine beach sand, not cement and all told about 2-3 quarts rained down out of 6 inches of the grout I removed. Anyone have any clue what this is and what to do (baring the top floor tenant creating a beach in his apartment)?
Whole house humidifier and Keyspan
I have a forced air system in my one-family frame house, and want to get a whole house humidifer attached to the furnace. I called Keyspan, with whom I just signed a service contract (because I don't know of any good HVAC people), and they said they could install one for me. They got back to me immediately, and said they had an Aprilaire 400 humidifer for $400.
I looked the humidifier up online, and it seems good for my situation -- but here's the thing: the price online is $150!!
Should I just buy it online and look for someone to install it? If so, can anyone recommend a person (would it be a HVAC company?).
Or shall I pay more to Keyspan, for continuity and in order to get maintenance more easily?
Thanks for the advice.
Foundation and Beams
Hi folks, I'm need foundation work done on a house I just purchased. I need ‘pointing’ work done and I have some old wood beams that have old termite damage. Any recommendations? Thanks!
"Cool Roofs"
Does anyone know about "cool roofs"? Does it work, is it good for NY climate, are rebates from city/state available, any idea on price? Our condo (small 8 unit building in CH) is looking into roof alternatives, and haven't heard much about this option. Any help will be much appreciated.
Brownstone facade work
my harlem brownstone was painted, and its starting to flake. Can anyone recommend a good, honest facade restorer who is insured and will contract to do the work? My insurance carrier requires me to be indemnified, and for me to be named an additional insured by the contractor. I don't want to repaint, I want it to be resurfaced with that brownstone mix i have seen done throughout this rapidly restored neighborhood....thanks for any input!
January 11, 2007
anyone have experience with Citibank mortgages?
Curious too see what and how anyones experience with getting a mortgage directly from Citibank has been.
Replacing Vinyl Windows
Recently purchased a 4 story Brownstone which is in desperate need of new windows. In total I need about 20 windows. I just got a estimate from Sears for vinyl replacements which came to a total of 20K!!! Understandably stunned by the figure, are there any recommendations as to any other companies which might be cheaper without getting crap windows, or am I facing the unavoidable....suggestios greatly appreciated
Need Inspector for Co-Op walk-through
Advice needed, please.
We are closing on our first home, a CO-OP in Harlem pre-war.
It needs work and I would like an inspector that give me an idea of what really needs to get done and knows the true cost of renovations. I am thinking an inspector would be preferable to a GC because an inspector would have no other interest when it comes down to estimates.
Is this correct?
ANY help appreciated,
Thank you:)
Replacing windows/Redoing Shed
Could anybody give us advice and references for getting our brownstone's windows replaced? Also, do we need an architect to help us redesign our shed (which has to be replaced due to water damage)?
Thanks!
Wallpaper store?
Are there any local (Brooklyn/Manhattan) wallpaper stores? I'm looking for someplace with actual rolls (not books of samples) and knowledgeable owners who will help you find what you need.
THANKS!
Restoring/Replacing Parlour Floor Shutters
The shutters on my brownstone parlour level windows have been sawed in half and nailed in to the surrounding woodwork. Does anyone know anyone who can de-nail these and either add another half to the shutters or more likely find and install some new ones. Thanks!
Air conditioner & window bars
Advice needed: We need to put bars on our lower front windows, but really don't want to have the "box" in the grillwork to accommodate an air conditioner, which will interfere with our entryway to the door under the stoop. Does anyone know of an air conditioner type that would be very shallow (i.e., stick only a little way out of the window)
Thank you.
Insurance Coverage??
The insurance post below, got me thinking…I own a Brownstone that is worth between 1.3m - 1.5m. The house is about 3,000 square feet with lots of restored details.
How much insurance should I have? I’m thinking $800K, instead of the 400K I have now. I received quotes from Chubb and Fireman’s Fund, which I've heard are really good companies. $800K, with a $2,500 deductible: Chubb $3,400, FF $6,200. What do you guys think?
Thanks...
Help!! My new house is too small!!
The good news is that we bought a wonderful little house.
The bad news is that some of our furniture is too big to fit into our new, little home.
Please help us!
We are selling 5 bookcases & 1 matching entertainment unit. They are in excellent condition.
Bookcases: hardwood, walnut stain, 5 movable shelves, 12 X 30 X 83
Entertainment unit: hardwood, walnut stain, 4 upper shelves for stereo equipment, 2 bottom shelves and 3 drawers for storage, 24 x 44 x 83
Photos can be found at: http://www.flickr.com/photos/forsale1122211/
All reasonable offers are welcome. Please call Bill at 646-734-4751.
72 in Clawfoot in Delaware
Can someone help me with estimated selling price for vintage clawfoot tub in excellent condition. It is in home from 1890's and has oak ledging all around that is also in great condition. Delaware.
3 weeks from closing on my 1st house
I'm trying to figure out what to do in the 23 days btw closing and moving into my 'new' 100yo landmarked Victorian in Ditmas Park. The wood floors have the most wonderful patina and I'd like to preserve that but I also think they need some attention/love. Do I clean and then just wax them? I don't want to screen and seal them with poly. Just don't want to risk ruining their well aged appearance. Then there's the matter of some windows on the 3rd floor that are rotting and may need to be replaced. How expensive is it to have windows remade/replaced? They have beautiful details, small scalloped design ... think 100yo 3rd floor (finished attic) windows. Is this thousands of dollars? A massive undertaking of permits & landmark approvals etc? Any thoughts/suggestions would be greatly appreciated. Thank you
Roof Deck for Condo
I am on the board of a new 6-story condo building in CG. We have amazing views from our roof but lack a deck. Does anyone know how much a basic roof deck (no frills, decking that allows easy access to roof) would cost? Also, what are the permit issues? And, does anyone knoe the insurance implications? Thanks!
digging out the basement
Hi, does anyone out there know the whys and wherefores of digging out a basement? Our basement is semi finished -- concrete floor rough plaster ceiling, -- and is currently about six feet deep. We would like to dig down a further two feet and then add a six inch new concrete floor. But we don't know what the archtectural implications might be. Any advice would be welcome.
cheers
James and Alida
Painter for Marvin wood windows -- exterior
Hi everyone: I'm seeking to hire a painter who has experience in painting Marvin wood windows. Our co-op is having all of the windows on its front facade replaced. I'm told that the painter should have experience in dealing with wood windows because paint applied to the wrong parts of the window can ruin the window's seal, weatherstripping, make them stick, etc. Any recommendations?
Thanks! Catherine S.
Laars Endurance Boiler plumber
Hello. I am looking for suggestions for a competent and honest plumber to help with a boiler problem. My apt has a Laars Endurance Modulating Residential Boiler. It also provides all of the hot water for the apartment. The hot water works, but the water isn't moving into the baseboard pipes (it has for the past two years).
The last owner told me that Vigilante had installed it so I called them. They hadn't installed it and the plumber had no experience with the machine. Apparently it is pretty obsolete. I paid $74. They will send out another plumber with experience for no cost and if I go with them to repair it, they will put the $74 towards that.
How much should a fix cost? Any experience with Laars boilers and plumbers who know them?
thanks!
To renovate or not to renovate? That is the question
Seeking advice: Five years ago, my husband and I purchased a three-store brick townhouse with an unfinished basement in the Carroll Gardens area for $675K. It is a legal two family. The top floor is a rental. We live on the parlor and ground floors with our two small children and have exclusive use of the yard. Since it’s structurally sound, we’ve only made cosmetic changes such as paint, refinish the floors and some minor electrical work. Here’s our dilemma. Should we?
1.) Embark on an expensive renovation (ballpark $150-200k) to create a well-appointed owner’s duplex (three bdrms & two full baths) on the parlor and top floors with a deck to the yard and a ground floor rental? 2.) Take over the entire building, make minor fix-ups like paint etc, but lose the monthly rental of $1400? If we opt for the latter, we would not change the C of O. Just curious to hear what the Brownstoner crowd thinks.
Insurance Problems w/ State Farm
Can anyone recommend a good insurance company which will insure a house with a recent claim?
Here's the whole story: We had a boiler flood less than a week after we closed on our house - we hadn't even moved in and had even been living in our old place - the place was completely vacant and untouched since the closing.
The flood ended up also flooding our neighbor's basement, damaging her belongings, so she filed an insurance claim w/ her company which crossed over to ours (State Farm).
Turns out it was from a faulty valve and a lack of boiler maitenence on the part of the previous owner so the adjuster found we were not at fault. Her insurance ended up covering it. Our insurance (State Farm) didn't have to pay anything.
Now State Farm is saying they're cancelling our policy, effective 1 month from now (we paid for a full year policy up front)... which makes no sense since their own adjuster found it wasn't in any way our fault and they didn't even pay out anything.
Obviously, our lawyer is now involved, trying to get State Farm to honor their policy agreement (1 year).
At this point though, I have to wonder how State Farm would handle a claim they would need to legitimately pay out... makes you wonder if you really want insurance from them.
Anyway, any advice from other Brownstoners?
Any other companies/agencies who will insure us with a smudge on our record?
Any legal channels we should think about pursuing?
Any experiences with similar situations (lame insurance company)?
Insurance Problems w/ State Farm
Can anyone recommend a good insurance company which will insure a house with a recent claim?
Here's the whole story: We had a boiler flood less than a week after we closed on our house - we hadn't even moved in and had even been living in our old place - the place was completely vacant and untouched since the closing.
The flood ended up also flooding our neighbor's basement, damaging her belongings, so she filed an insurance claim w/ her company which crossed over to ours (State Farm).
Turns out it was from a faulty valve and a lack of boiler maitenence on the part of the previous owner so the adjuster found we were not at fault. Her insurance ended up covering it. Our insurance (State Farm) didn't have to pay anything.
Now State Farm is saying they're cancelling our policy, effective 1 month from now (we paid for a full year policy up front)... which makes no sense since their own adjuster found it wasn't in any way our fault and they didn't even pay out anything.
Obviously, our lawyer is now involved, trying to get State Farm to honor their policy agreement (1 year).
At this point though, I have to wonder how State Farm would handle a claim they would need to legitimately pay out... makes you wonder if you really want insurance from them.
Anyway, any advice from other Brownstoners?
Any other companies/agencies who will insure us with a smudge on our record?
Any legal channels we should think about pursuing?
Any experiences with similar situations (lame insurance company)?
Informal Appraisal
Just curious about your input....what do you think a 700 square foot 1 bed/1 bath condo with a washer/dryer, dishwasher, central a/c and heat, and individual indoor parking spot in the north slope would sell for? There's also a roof deck. Thanks!!
DeSantis Painting?
Has anyone heard of this outfit, located in Brooklyn? I see their van in Park Slope - am wondering if they're any good, and how they can be reached.
Thanks in advance.
roomate rent and taxes
I have a townhouse with four bedrooms. I live in one bedroom and rent out the other three to roomates. The mortgage is around 2400, and I take in around 2000 in rents. How does this show up on my taxes? Is the rent income, and then I deduct building repairs and utilities as expenses?
tiled stairs
I recently saw on TV where someone had tiled their stairs. I'm just wondering how they finished the edge. Does anyone have any ideas?
tiled stairs
I recelty saw on TV where someone had tiled their stairs. I'm just wondering how they finished the edge. Does anyone know?
Selling with tenant
I own a double carriage house on South Portland and Fulton that I'm thinking of putting on the market. what would be the an appropriate difference in price with a tenant vs without a tenant. and what would be a fair sellers concession to help the new owners get the tenant out. Also does anyone know what the prices for a carriage house in FT. Greene is nowadays? Thanks.
Selling with tenant
I own a double carriage house on South Portland and Fulton that I'm thinking of putting on the market. what would be the an appropriate difference in price with a tenant vs without a tenant. and what would be a fair sellers concession to help the new owners get the tenant out. Also does anyone know what the prices for a carriage house in FT. Greene is nowadays? Thanks.
January 10, 2007
Flamed Granite steps...
Brownstone Stoop NEEDS renovatION; BUT, very $$$ costly. Looking for other options for stoop & steps.
What is flamed granite; EXPERIENCED & RELIABLE installers; experience using & Installing...
Thax Sparki
Forced air heat vs. Cast iron radiator
While recent;y renovating my home, we replaced half of the cast iron radiators with forced air at our contractor's suggestion. Now, the forced air seems to be less efficient, and I'm considering going to back to radiators for the whole house. Am I crazy? Is forced air heat really that inefficient? Is cast iron radiator heat really that good? Please help!
architect - small job
I have a small job for an architect in Brooklyn. It involves the DOB paperwork for demolition of an 8x8 wall and drawings to eliminate a gas line in a former kitchen. Can you suggest someone who is fair and reliable?
Mattpostal@yahoo.com
Hot Need For Cold Stone Advice
Heaven help me, but I'm crazy (and poor) enough to be acting as my own GC again! This time, on a very modest kitchen makeover. In entering the world of stone, I'm becoming quite confused on how to choose the fabricator. With a small kitchen, I'm planning on installing only 2 granite countertops, totalling approx 23 sqf. I'm told this is not enough square footage to require use of an entire granite slab. So far, I'm looking at one yard that will deal with the retail customer directly and also provides fabrication/install services. I'm also talking to a fabricator who has referred me to a yard for stone selection purposes only. Here are my questions: What is the common industry sales practice when the entire slab is not needed for the project? Is typical cost price psf for the entire slab, plus price of installation on only the used portion or is it merely price psf plus cost of install on what is actually used? What is the size of an average slab? What kinds of concerns should I have in choosing the right fabricator? And can anyone recommend an excellent fabricator who will not only give me ( a totally amateur GC) a straight story on price but also do a damn good job on templating, fabrication and installation as well?
High Maintenance in Brooklyn Heights?
GUIDANCE NEEDED!
We're considering buying a 2 bedroom co-op in 111 Hicks (the St. George Tower). The price is right (it needs a bit of updating) but the maintenance is unbelievably high! Are we right to be concerned about resale value? Is it worth paying such a high maintenance? Frankly, this may be the only place we can afford in BH. Thanks so much for any input or thoughts.
a question for northern brooklyn home/building owners and contractors.....
is there much of a demand for contractors/skilled trades workers in greenpoint and williamsburg? i work freelance doing renovations and repairs (electrical, carpentry, etc mostly smaller scale as i am unlicensed) and live in park slope. ill be moving soon, and am considering williamsburg and greenpoint. i try to work locally as i dont have a vehicle and usually work alone, and since i started working freelance ive had only one call from williamsburg (and the job never happened). i lived in greenpoint for about 6 months, but at the time i was still working under other contractors. now all/most of my work comes from in or around park slope (new and old customers), and i advertise both locally and on craigslist. so im wondering, are there many home owners doing renovations up north, and are contractors busy? i dont want an hour long commute on the g train with all my tools everyday. any help would be appreciated. thanks a lot.
Facade Resurfacing
Need to have front facade redone. How much does this typically cost? Is it quoted by sq ft?
Why do some facades have a blotchy appearance to them, while others have a more uniform color to them? Is this a sign of poor workmanship? What other things should i be looking for?
What about windows replacement? Before or after. So many questions.. Any advice would be appreciated.
What to do when your bad neighbor is the parks dept
I live right next door to a playground and i find the parks department doesn't keep the playground or the sidewalk in front of it clean. Right now there is a growing mound of garbage on the block that includes a tire and oil among other assorted garbage. I often find garbage from the playground eventually ends up in my front yard since no one ever bothers to sweep. So my question is, will calling the city about the city work? or will it just be asking for trouble? (ie will i find myself getting tickets for every little thing). Right now i do try to clean up some of the garbage myself but i was curious if it was worth trying to get the city to do this. (i do pay all those property and income taxes for something right?).
Interior designer & Expeditor
We need someone who can take our brownstone and plans (that we have prepared ourselves using an architect), help us wrap all of our disparate ideas into an economical but fantastic interior design scheme, provide experienced critique and input fresh ideas on layout, other general space saving and aestetic ideas, and then also use our (amended) plans to submit for any necessary permits? Anyone have a good contact?
Thanks.....
Multi-family financial advice?
Thinking about purchasing our first home, a 2-family. Can anyone recommend a financial advisor or accountant type who can walk us through the tax implications of having a rental unit, what's deductible and how to set up our withholdings? Thanks very much in advance.
Wires…Wires….Wires…
We are going to be renovating a Brownstone in the spring and will be hiring an architect, etc. We want the house wired for phone, internet, cable, alarm, etc. My understanding is that this all part of the electrical contractors job. My concern is that will an electrician be able to provide us with the best ideas regarding audio/visual wiring throughout the house, should the architect know this, or is there some sort of consultant we should talk to? (Sounds expensive)
(We are not sound quality nuts. We would need several rooms with small flat screen TVs, some with TiVo, and internet connections, and one room with a large TV, and a home theater system. PS: My wife is crazy about not seeing any wires anywhere)
Thanks….
Do I need a building permit
I want to refit a timber bay window back onto the front of our brownstone. All the others in the street have one, and from historic pictures ours had one once also. Can I just get a carpenter to rebuild it, or do I need to submit for permit?
Illegal deck
We recently purchsed a brownstone that has a timber deck out fro the 1st floor about 15ft x 10ft. Our engineer inspection identified it as illegal as it is a timeber deck with timber beams supported by 2 steel columns. I would like to upgrade it with some lighting and make it more presentable, what advice can people provide in terms of making it legal at the same time, i.e. do we need permits, does the beams and the timber floor all have to be steel? Any contractors who could take a look at it, and perhaps work with me to improve it?
Thanks....
Illegal deck
We recently purchsed a brownstone that has a timber deck out fro the 1st floor about 15ft x 10ft. Our engineer inspection identified it as illegal as it is a timeber deck with timber beams supported by 2 steel columns. I would like to upgrade it with some lighting and make it more presentable, what advice can people provide in terms of making it legal at the same time, i.e. do we need permits, does the beams and the timber floor all have to be steel? Any contractors who could take a look at it, and perhaps work with me to improve it?
Thanks....
January 9, 2007
Boiler inspections
I live in a small 4 story coop and every year we are required to have the gas boiler inspected by a licensed plumber and submit the paperwork to the City. Are private houses required to do this? My block is mostly 4 story single family and 2 family brownstones and lately I smell oil burner chimney soot in the air. Maybe some neighbors have inefficient furnaces releasing a lot of smell through their chimneys. Just wondering what the rules are for private houses. Thanks in advance.
buffing floor.
i would like to refer someone who buffs floor. His name is Michael Gonsalves contact number 1917-701-9321. his prices are reasonable. He put back the shine into my hard wood floors as wells as clean and sealed my tile and grout. He also dry cleaned my upholstery.
Seeking siding contractor, handyan
Our GC is fading away at the end of a long reno. We are seeking a crew to finish putting up the hardiplank siding (materials on site) and a handyman to do various small finish jobs on the inside (paint touch up, light carpentry and some minor tile work). Any recommendations? We are in the South Slope.
Seeking siding contractor, handyman
Our GC is fading away at the end of a long reno. We are seeking a crew to finish putting up hardiplank siding (materials on site), a handyman to do odd finish jobs on the inside, and perhaps a painter to paint the front and back exterior. We are in the South Slope. Any recommendations?
Seeking siding contractor and handyman
Our GC is kind of fading out at the end of a long reno. We are looking for someone to put up hardiplank siding (part of the front, all of the back), a handyman to do the odds and ends finish work inside, and perhaps a painter to paint the outside. We have most or all of the materials on site. We are in the South Slope. Any recommendations?
Just signed contract Leaking Roof in Co-op
Our contract was executed and our escrow deposited, When we got the contractback our attorney mentioned a letter that from the board that stated the roof has leak (the apt is on the top floor) and that the leak will be fixed.
I contacted the broker asking when it will be fixed since even though we need to do renovations it’s better to not have leak at the same time.
It’s taking time to get an answer, but shouln’t this have been done before the apt went on the market?
are they acting in good faith? since the contract is signed did we lose all leverage?
Really all I want is it to be fixed before we move, but I have a feeling boards will take time to get it done.
Any help appreciated thanks!
Just signed contract Leaking Roof in Co-op
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Bathrooms In Basements vs. Cellars
I am purchasing a pre-construction condominium unit and the original floorplan is a duplex with a 1/2 bath in the lower level recreation room (categorized as a cellar). After a preliminary walkthrough, I discovered the 1/2 bath actually has a shower in it. It is my understanding that it is a violation of building code because cellars may not be used as a habitable room as opposed to basements. The distinction is that cellars are more than 50% below ground while a basement is more than 50% above. Would someone please confirm this is accurate? Thanks.
Keyspan for Oil to Gas conversion
I am buying a six family in Bushwick and I just got a quote from Keyspan to convert the existing steam boiler from oil to gas. Has anyone used them to do this sort of project. Any other recommendations.
We had to fire a GC. The plumber he hired to execute our architect's plans finished his work but can’t seem to get the Department of Buildings to sign off (perhaps because he is foreign and not good with American paperwork). Our coop requires a plumbing sign off. Even though we held back some of his money he is so frustrated with the DOB that he is giving up. At this point all we can do is hire a plumber to go over his work and sign off for us. Does anyone have the name and number of a plumber who is 1) licensed, and 2) is nimble with the DOB?
Mad Dog in the Stuy
I'm desperate. Maybe one of my fellow brownstoners can help. There is a pit bull owned by a neighboring building that stays outside year round and whines and barks all day and all night. Even with our new triple pain (pun intended) windows the noise is clear and loud in our bedroom. The dog only seems to stop when her voice gives out.
Calls to the ASPCA were fruitless because they do feed it and there is a grungy little house for the poor dog to sleep in. Apparently these are the only basic requirements for a dog owner not be considered cruel. the dog appears to be owned by the shady store front "Sports Club" in the building behind ours. It looks like a front for a numbers operation or drug dealing. Needless to say they were unsympathetic to our requests.
Any ideas folks?
Mad Dog in the Stuy
I'm desperate. Maybe one of my fellow brownstoners can help. There is a pit bull owned by a neighboring building that stays outside year round and whines and barks all day and all night. Even with our new triple pain (pun intended) windows the noise is clear and loud in our bedroom. The dog only seems to stop when her voice gives out.
Calls to the ASPCA were fruitless because they do feed it and there is a grungy little house for the poor dog to sleep in. Apparently these are the only basic requirements for a dog owner not be considered cruel. the dog appears to be owned by the shady store front "Sports Club" in the building behind ours. It looks like a front for a numbers operation or drug dealing. Needless to say they were unsympathetic to our requests.
Any ideas folks?
Built-in Bookshelves
I am looking for someone to build some basic bookshelves in my study. Does anyone have a reliable carpenter to recommend for the job? Many thanks.
kitchen designers
I am considering making some modest changes in my kitchen. I am feeling very scattered in what I want done and need some guidance and advice. Does anyone have a recommendation on how to find a reasonably priced kitchen designer in Brooklyn?
January 8, 2007
The Atlantic - 100 Atlantic Avenue
Does anyone live in this building or have any connections to it? We'd like to live there and find a way to get in through the building without a broker.
http://tinyurl.com/y2ur6z
primer on buying a townhouse in bklyn?
I'm sure this must have been covered in this forum before, but I can't seem to find it anywhere.
I currently own a co-op apt in brooklyn but my dream is to own a townhouse (brownstone, brick or otherwise...).
I've been using the calculators on the broker sites to determine if it's possible for me, but I'm still not sure about a lot of the financial nitty-gritty. Is there a good primer on buying nyc/brooklyn townhouses? (all the books in the bookstore are for more typical townhouses in other cities, not nyc, and don't seem relevant).
Here are some sample questions:
1) I know that I won't be able to afford one without renting out a few floors. How does that rent, which I'm assuming is income on my tax return, affect my tax benefits?
2) Where can I find info on tax issues and expenses related to becoming a landlord?
3) If I've only lived in my coop for under three years (the minimum before you can take all profit up to $200K without tax), can I still purchase a new property and roll-over the profit? I think this is referred to as a like-kind exchange?
All advice welcome!!
Thanks!
the order of renovationg, floors, walls, painting
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Crystal Windows?
Anyone have experience with "Crystal Windows"? I got an estimate from Bay Ridge Windows, and that is what they are quoting me.
Also, Bill told me that to qualify for the energy credit, I would have to get "low e" windows... Anyone use those? I hear there is a slight tint involved...
Flipping (repositioning) bathroom and kitchen
I've just bought a 2 family wood ballon frame house in the Slope. (I'm closing in the next 2 weeks.) No load bearing wall internally besides stairway. The layout in my apt. is terrible -- bathroom facing south garden and kitchen in the middle of the house. I wanted to "flip" the positioning--putting the kitchen on the south end where the existing bathroom is (removing bathroom walls) to open up a large kitchen/living room area, and put the bathroom in the middle of the house. I don't need great sunlight and a view while I pee pee. Has anyone done this, have advice, recommendations, or estimates of cost (minus fixtures.) Has anyone repositioned a waste line? I'm a homeowning newbie. Any relevant responses appreciated!
p.s. I'm on the second floor.
Flipping (repositioning) bathroom and kitchen
I've just bought a 2 family wood ballon frame house in the Slope. (I'm closing in the next 2 weeks.) No load bearing wall internally besides stairway. The layout in my apt. is terrible -- bathroom facing south garden and kitchen in the middle of the house. I wanted to "flip" the positioning--putting the kitchen on the south end where the existing bathroom is (removing bathroom walls) to open up a large kitchen/living room area, and put the bathroom in the middle of the house. I don't need great sunlight and a view while I pee pee. Has anyone done this, have advice, recommendations, or estimates of cost (minus fixtures.) Has anyone repositioned a waste line? I'm a homeowning newbie. Any relevant responses appreciated!
p.s. I'm on the second floor.
Help with Heating Controls
I'm having problems with my DHW. I am unable to maintain a hot shower for any length of time. On a call for heat from the tap, the boiler comes on. But, the circulator cuts on also. Having the unintended consequence of heating the whole house. I know the problem has something to do with the temperature controls on the aquastat(s). What should they be?
I have a Peerless Oil Fired boiler with a tankless coil. I have 2 aquastats. One, the L8124A triple aquastat is installed on the rear of the boiler. The other is a L4006A which is installed on the front of the boiler.
The current settings for the L8124 are High-200, Low-180, Differential-10. This seems to work as intended. The L4006a where I'm confused. Its currently set at 140 with the differential set to 5. When the boiler temp falls below 140 the burner kicks on as intended. But the circulator comes on also, making it harder to generate DHW . I thought DHW was supposed to have priority.
steel pipe removal
For those of you like me who are too lazy or busy to rent a truck and take all your old steel and copper pipe to the scrap yard here is a great resource. Richard and Carrie are 2 super nice people (718-453-2109 or 917-330-8806) who will come to your house and haul it away for free. They sell it, you get rid of it and it gets recycled. They won't do any demo though, just the stuff that's already been torn out.
Van rental
do any car-less people have recormmendations for a cargo van rental place in Brooklyn? i only know about uhaul and it's kind of a pain to get out to their 4th ave location. is there some reputable independent renatal co. out there?
Where is the market now for the commodity slope floor-thru?
Yes I realize every place is different, but where do you think the market is roughly now for the commodity floor-thru?
What I mean by that is the typical 1.5 bedroom 20x45 (with chunk missing for common stairs) brownstone floor-plan
in a prime north/upper slope block (union, president etc)
321 school district co-op in good condition with no yikes drawbacks?
My impression is that is is down quite a bit from Q3 2006, but I wasn't looking at enough back then to know for sure.
thanks
Tipping
I live in a small condo. Not sure who to tip for holidays. I know, I know
holidays are over. What can I say, I'm slow. But do i tip con ed guy, mailperson, garbage collectors?
Buying an SRO
We are considering buying a house that is still classified as an SRO. The agent claims that there is already a letter of no harassment in place. Can anyone offer and advice on other questions that we need to ask? Has anyone dealt with this sort of purchase before? Is it possible to convert it to a three family? Should the SRO status influence the price? Thanks everyone!
January 7, 2007
Anatomy of a Brownstone IV at City Tech - February 3, 2007
'Anatomy of a Brownstone IV: Layouts, Lifestyles and Labor' Seminar on Brownstone Restoration and Renovation at City Tech
Date: Saturday, February 3, 2007
Time: 1pm to 5 p.m.
Location: Voorhees Auditorium, 186 Jay Street, Downtown Brooklyn
Admission: $35 per person
Register in advance by calling 718-552-1170.
The Division of Continuing Education and the Department of Architectural Technology at New York City College of Technology are collaborating once again to present an
afternoon seminar, "Layouts, Lifestyles and Labor," the fourth offering in the popular "Anatomy of a Brownstone" series.
Registered architects and City Tech Professors Robert Zagaroli and Jill Bouratoglou will present an architectural case study showing varying renderings of the same interior.
Debra Salomon, City Tech adjunct professor and interior designer will demonstrate a variety of options for furnishings and fixtures to fit clients' lifestyles and choices. Local artisans Jennifer Napioli, tile designer, and Gerrard Owens, kitchen and bath designer, both from A & K Tile Studio, will be joined
by Thomas Tisch, an architectural and wheel cut glass artist, to demonstrate ways in which specialists achieve unusual and artistic effects to enhance renovations.
Licensed general contractor and master craftsman Pietro Calabretta from AllRenovation will present a case study for a recent Brooklyn townhouse brownstone renovation completed for graphic designer/owner Allen Suarez, in which electrical, plumbing and HVAC services were upgraded while retaining historic details. Calabretta and Suarez will share their secrets and experiences in preserving woodwork, stains, plaster, pocket doors, hardware and their sanity during this complex renovation.
WNYC radio personality and NYS licensed building inspector Lawrence Ubell will make us laugh and cry as he gives insights on how to undo or minimize renovation mistakes that never should have happened.
"Anatomy of a Brownstone IV" combines both academic- and
consumer-oriented information in an informative, fun-filled format. "Brooklyn is rich in history with lovely homes," says Carol Sonnenblick, City Tech's dean of continuing education, " and the College can be a wonderful resource for its neighbors."
'Anatomy of a Brownstone IV: Layouts, Lifestyles and Labor' Seminar on Brownstone Restoration and Renovation at City Tech
Date: Saturday, February 3, 2007
Time: 1pm to 5 p.m.
Location: Voorhees Auditorium, 186 Jay Street, Downtown Brooklyn
Admission: $35 per person
Register in advance by calling 718-552-1170
findingdistributor of bathroom furniture, bathroom vanity
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replacing water main
I own a brownstone in downtown Brooklyn. The Department of Environmental Protection put a notice on my door that there is a leak in the water main and it needs to be replaced. I contacted several people and the repairs estimate to $14,500 because the line is in the middle of the street and they will have to dig up the street to get to the water line. My questions are: is the city responsible for any of the repair work, is the main line wholly my responsibility or just up to the point of my property line, and are there any exemptions or grants given by the government in regards to this job? Please help!
Looking for Architect/Engineer
My husband and I are considering buying a townhouse that needs substantial work... how much work, we just aren't sure and would definitely need to consult with an engineer or architect before moving forward with a bid. We are definitely in new territory here... any recommendation for architects or engineers whom you have had a good experience with would be very appreciated. We are in the Park Slope/Prospect Heights area.
Thanks so much!
How to get a contractor's advice before buying?
We are considering an apartment that will require renovation - but before we jump into that kind of commitment, we really want to get a professional opinion about how much the changes we'd want to make would cost. One of the things we'd want to do is to add some windows to a wall - but we have no idea if that would possible structurally etc.
Can anyone recommend an architect/contractor who we could bring to look at the apartment with us to give us this kind of insight? We'd obviously pay them for their time. Is this a common practice? Any other recommendations?
Looking for house painters
Looking for house painters to paint entire house. What can I expect to pay/ sqft and any recommendations?
Doorman buildings?
My husband and I are looking for a 1-2 bedroom in Cobble Hill, Brooklyn Heights, Fort Greene or Prospect Heights. We'd love a doorman building but it doesn't need to be super luxury. Just a doorman and laundry in the building, nothing fancy is necessary. Does anyone have any tips on buildings like that?.
Excessive Water Consumption...HELP!!
I have owned a three family brownstone for about six months which was vacant except for one unit. I received a water bill in the summer for $400 which seemed way too much, and then I recently received another for $700. Not to mention, one unit in the home still remains vacant. My question is what should i expect my water bill to be with the building fully occupied, and most importantly how can there be such excessive water use and what do i have to do? Oh, almost forgot, I have yet to let someone in to read my water meter...
Insulation questions
I was wondering if anyone could offer assistance. We have a bay (rounded)front 1910 brownstone with all the original wood work around the inside of the bay windows. It turns out that there is no insulation between the woodwork and the outside bricks. I was wondering if anyone has found successful ways of insulating behind the original woodwork. So far I have a contractor ready to insulate the woodwork under the windows – this is easier to do. I guess my main question is how to insulate all the wood between the windows? I think its hollow back there; maybe we could spray insulation up there. If anyone has specifically dealt with this please let me know. Thanks!
handyman for shutters!
we're looking for a handyman who can paint (white) our old oak shutters and install them. does anyone know of someone who does careful, good work? our previous handyman (for another job) left before finishing the job. .. arghhh.
you can email me at susie.linfield@nyu.edu if you'd like. thank you.
Garden Shed conversion
We have a shed/garage kind of thing in our yard and our thinking of adding electricity, insulating and redoign the roof to make a work room/studio. The shed is pretty old. Just wondering what am I geting into here? I figure we can run electricity from the house underground (has anyone done that)? Maybe use that new foam insulation so we don't have to redo the outside (has anyone tried it?), put in an electric heater and use the space spring summer and fall??
January 6, 2007
Chestnut Doors
Decided to go ina different direction. Nice antique refinished chestnut doors with great hardware. The pair of doors measures 60" wide by 89" tall. $700 or best offer. You won't find anything better at this price! Call 646-436-5986
Check out the ad on Craigs list http://newyork.craigslist.org/brk/fur/258643869.html
Chimney Co: A good experience
We had numerous problems with carbon monoxide leaks into our house. We had a couple contractors assess the problem, and it seemed our chimney was crumbling inside and needed a pipe lining, as well as some other minor problems. We had EM & EM Chimney Co come, as well as US Chimney. US Chimney quoted us $5500 to do the job, and said there was a blockage in the chimney, and to beware of a company that would come in and just offer to line the chimney because they weren't dealing with the entire problem. EM&EM told us they just needed to line the chimney, and some other minor issues, for $3200. EM& EM told us later (after the job was done) that US Chimney company complained on the day they came to assess (US Chimney came on the same day as EM&EM, right after EM&EM, and the contractors crossed paths outside our house), that this job was too small for them, and that they weren't going to make any money on it. They told the other contractor that they'd missed out on a bigger job, and were dispatched to our house instead, for this small job, and that they were pissed about that. As a result, they were bullying, and salesmany in a really obnoxious way, during our visit. I hated my impression of them, and really didn't want to use them, but worried they might be right about the chimney assessment. We talked to some other people about it, decided to risk it with EM & EM, and do the more "minor" job. The job happened today, went off without a hitch, and the contractors didn't tell us part way through that they couldn't finish the job because of some unforeseen obstacle that would cost more money to fix. So, I really want to recommend EM & EM!
Kitchen Cabinet Question
We are renovating our kitchen and my lovely bride loves inlaid door and draw cabinet styles. They are much more expensive; however, price is not a concern, because we are rich. At least my wife thinks so.…Sorry, that part should be on another forum (LOL) Seriously, I (we) are prepared to spend the extra money. That said, a service representative in a tile store mentioned that there are common problems with inlaid doors not fitting properly over time due to humidity, etc. Is this a legitimate concern? FYI: The cabinets we are considering are manufactured by "Plain and Fancy." (Anyone have them?)
Thanks! :)
SPENDING ALL YOUR MONEY ON RENOVATIONS?
I know homeownership has no price tag. But at what point does it become foolhardy to throw your lifesavings into your home? Has anyone read Robert Kiyosaki's Rich Dad Poor Dad? Not trying to condescend your life decisions, but I would like to view the situation from your shoes.
Just a vent
I'm feeling frustrated about the amount of money I'm spending on a gut
reno. We've gone way over a generous budget and now approaching
$300/sqft. A significant part of this has been due to unforeseen
circumstances. Nothing I can do at this point except postpone some
items to staunch the bleed of money.
Retiling a Bathroom
I am looking for a contractor to redo my bathroom. I've just had someone in who said that I can avoid the cost of demolition by having tiles installed over the existing tiles on the walls and on the floor. I've never heard of this being done and wonder if anyone else has had this kind of thing done, and if so how effective was the job.
Washer / Dryer intallation
I'm looking for recommendations for someone to do installation work on my washer & dryer in my basement (the appliances were just delivered yesterday)...
The washer needs to be plumbed into the waste pipe about 8-10 feet away, and the supply lines need capping below the valves.
The dryer is positioned right next to the gas line so not much work there, but it needs a vent intalled into the rear ventilation hatch into the backyard.
Any suggestions who to call for this?
Water Main Contractors
Can anyone recommend any good water main contractors?
Also, anyone have an idea how much to expect if the water main in my house does need replacement?
Bathtub Reglazing
Looking for information about reglazing a really nice old bathtub ..
Landmarks compliant light fixtures
We need to replace exterior light fixtures on our house in landmark district so we know we need landmarks approval. Can anyone recommend good source for lighting or actual fixtures that we know landmarks would approve (Boerum Hill, Federal style brick townhouse)? Thanks!!
surprise,,surprise..the Donald is not a Brownstone fan
lol..
“I live in a beautiful penthouse because I love the views,” Mr. Trump said. “I look at brownstones: You’re looking at garbage cans, and you look at air-conditioning units. You just can’t compare.”
http://www.nytimes.com/2007/01/07/realestate/07cover.html?pagewanted=3&_r=1
January 5, 2007
Water Pressure Problems
The brownstone I just bought has really weak/irregular water pressure issues... I've heard of something called a "pressure booster" but I'm not sure what it would cost to have installed.
I'm planning on getting a tenant for the garden level apartment in the house (which obviously has the better pressure, being on the lower floor) so this is a concern - whenever the hot water goes on in the garden floor shower, there's almost NO hot water in my shower on the top floor.
I don't think I can deal with cold showers every morning so I need to fix this before the tenant moves in.
Any advice? Insight?
Master Plumber - any suggestions? You seem to live up to your handle in the forum...s
Fenced In Part 2
So ... there is a tree on our property line. More than half the tree is on the neighbors side and it's clear they want the tree because they built their fence 1'9" onto my property. We close on the house in 4 weeks. Title company is having issues. I went to the house & saw the situtaion first hand today. It's a problem. How do you build a fence through a tree? I have googled this to death and have not found a thing. Any ideas? Are there any solutions out there for dealing with this? It's a mature tree and it's the trunk that is in the way .. someone has to have designed a way to deal with this. Please help. If they leave the fence there on my land and sign a Boundery Agreement I am left with an ugly a$$ fence unfinished on my side and butted up against an old foundation (on my property) for a garage so there's nowhere for me to plant posts for a fence I will one day want to put in. I can't believe that THIS is the one problem in the way of closing.
30 year old prof female looking for an apartment
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upgrade circuit to 240v
I just bought a new stove with a convection oven which requires a 240v circuit. What is involved in upgrading this circuit? Any idea on what it should cost? Any good experience with a Brooklyn electrician?
Hot Water On Demand
Anyone do it? It seems much more efficient than heating a whole tank of water.
T-MOBILE IS LOUSY SERVICE
I JUST CANCELLED MY T-MOBILE CONTRACT
THE SERVICE WAS ABSOLUTELY HORRIBLE
DROPPED CALLS CONTINOUSLY
VOICE MAIL NEVER GOES THROUGH
DEALING WITH SERVICE REPS WAS A NIGHTMARE
THEY DID NOT OFFER 1 CENT OF CREDIT
I HAVE NEVER DEALT WITH A GROUP OF UNPROFESSIONAL PEOPLE LIKE T-MOBILE
GIVING EVERYONE A HEADS UP
THERE SERVICE STINKS
A.VILLA
Roof Deck Costs
Can anyone give me an idea of the all-in costs to build a roof deck. That is, including architect plans, permt, materials and construction.
(We're thinking or using ipe wood for a deck about 700 sf.)
Also, how long would such a project take from start to finish.
Should I upgrade toliets?
I've been thinking about upgrading my toliets (the modern lowflush annoying toliets) to pressure assited flush toliets (called flushmate). Does anyone else have these? Does this help in not having to flush multiple times? Is the upkeep and maintaince about the same? Or is it more work and $ if it breaks? Does the parts inside break as much as a standard toliet?
Thanks
Steve
vapor barrier
we have a very bad clash of attitudes. According to the architectural plan that was approved by DOB we suppose to put a vapor barrier before we pour a cement floor for our basement.
I had asked our contractor why they put metal mesh and no plastic under this mesh. He started to feed me with "you do not need it, everything you need is in the cement" that left me more then uncomfortable. I have called an architect and he told me that we have to put a vapor barrier, period. He is going to come over to give directions.
We want to be able to puor cement next Monday. I came down to talk to the foreman and he told me that he is against it. I understand that it sounds silly, especially because he said that if we insist on this we will get cement floor not earlier then the week after.
What is in plan is what is in plan and should be done according to the specs. And I think we are getting just an attitude case.
But still his explanation gives me some worries if this is a right thing after all.
He told me that cement will not breath and we will have mushroom growing around the plastic that is used for a vapor barrier from both sides. And it is true that we have a really truly dry basement.
But from the other side, I think it is a common practice to put a vapor barrier. What do you think about foreman opinion?
Stove top
I am thinking of getting an induction range instead of a standard coil or ceramic cooktop. Does anyone have any experience with this type of range? If so what were you thoughts? Do they work as well as a gas top? For me the most important thing is that the temperature changes are at least close to as fast as with a gas stovetop. (i know you need special pots and pans and i have done some investigation on amazon.com and you can actually find fairly reasonably priced pots pans that will work with an induction stovetope contrary to popular belief).
Buying My First and Need Advice
Since I read this forum a lot and have grown to enjoy my fellow brownstoners and how great they are I thought I would throw this out to seek some advice. I recently spoke to my bank about getting pre-approved for a mortgage ( and did for around $1mil and am starting the fun/miserable brownstone search. Similar to an earlier poster, I would like to purchase a multi-family home, live in one apartment and rent two or three other apartments. I recognize the challenges of being a land-lord, but for me I believe the headaches (as many as there will be) won't outweigh the benefits of townhouse ownership. I really like Clinton Hill near Washington and Greene and PLG. I also like Fort Greene. Can anyone recommend a buyer's broker, some search tips, and some things to avoid. I can imagine many of you have dealt with some horrible things in the process of buying multi-family brownstones.
Thanks for all your help and thanks for all your valuable advice in other posts. This is a wonderful community!
Stove top
I am thinking of getting an induction range instead of a standard coil or ceramic cooktop. Does anyone have any experience with this type of range? If so what were you thoughts? Do they work as well as a gas top? For me the most important thing is that the temperature changes are at least close to as fast as with a gas stovetop. (i know you need special pots and pans and i have done some investigation on amazon.com and you can actually find fairly reasonably priced pots pans that will work with an induction stovetope contrary to popular belief).Cabinet Refacer
I'm looking for a company or individual to do kitchen cabinet refacing. If anyone has any information or experience that would be helpful, I would appreciate it. Thanks.
Blueprints / Floorplans
I'd like to find someone (an architect?) who can draw up detailed floorplans/blueprints of the house we just bought. It's a 100 year old Victorian in Ditmas Park. I checked the Brooklyn Municipal Bldg but there's are no records on the house. Who do I hire to do this and what can I expect it will cost? It's a 6 bedroom + living room, dining room, parlor and kitchen on 3 floors + unfinished basement. If I could also have them tell me what walls are bearing walls that would be helpful. Any suggestions or ideas?
January 4, 2007
NEED APARTMENT
hi. my girlfriend and i are looking for a no fee apartment (studio or one bedroom) in either boerum hill or park slope or the surrounding areas....anyone know of any or have any suggestions ? we can pay up to $2500. thanks.
The Listings Come and Go... But...
Over 8000 multifamily homes were sold in Brooklyn in 2005.
Has anyone come up with a way to find specific sales prices without getting a broker involved?
I mean… we all see the LIST prices as we cruise NYtimes, Trulia, Craigslist, the local Agents sites, and the feeble BMLS… but… wheres the final SALE data for individual properties?
PropeertyShark gets a bunch of sales data—but its not authoritative or all-includsive. ACRIS does NOT include all sales (although Ive been told they are the authoratative sales reference—because by law the NYSRPT is recorded there within 60 days of a sale—but many sales are missing)
Any Ideas or suggestions? Thanks.
renovating rentals
Hi all-
Just wondering what y'all would do if you wanted to renovate/update a rental apartment bathroom and itty-bitty kitchen? We're thinking that when our dirty tenant's lease is up this summer that we
might take a month and try and get some things done in that apartment (obviously don't want to keep the apartment vancant for any longer than that). Do you think if we have everything ordered/in house beforehand we can get it done in a month (using a small contractor team and doing some work ourselves) or is that too ambitious? Has anyone had any experience? Do you still show a construction site to future tenants?
Wholesale Prices on Appliances
http://www.sohoappliances.com
I sell major appliances at wholesale prices. I carry all brands from Frigidaire, Maytag, Wolf, GE, etc. I have been mentioned several times on ApartmentTherapy and the NYTimes. You can always call me (718.725.7285) or email me at sales@sohoappliances.com for a quote. You will find my prices and (more importantly) personal service to be worthwhile.
Wholesale Prices on Appliances
http://www.sohoappliances.com
I sell major appliances at wholesale prices. I carry all brands from Frigidaire, Maytag, Wolf, GE, etc. I have been mentioned several times on ApartmentTherapy and the NYTimes. You can always call me (718.725.7285) or email me at sales@sohoappliances.com for a quote. You will find my prices and (more importantly) personal service to be worthwhile.
Carpenter Needed for Door Frame Replacement Work
For a co-op brownstone in Park Slope, we are seeking references for a solid carpenter to replace a small portion of our front door frame to re-secure the lock. Ideally it would be someone who has experience with work on wooden doors.
Home Automation
Saw a show the other day about Bill Gates' crib and all the automation he had in his home. Got me to thinking... What type of home automation solutions are available for typical brownstones?
A previous poster mentioned that they can remotely manage HVAC function for his brownstone. What type of hardware do you use? How much does a setup like that cost? Are you able to control other household functions(ie. lighting, cameras, etc)?
under cabinet lighting hardiwired or battery
I planned on having hardwired under cabinet lighting in my new kitchen. Now that the cabinets are in and at varying heights, it looks like there will be a lot of exposed wires and drilling from cabinet to cabinet. I'm thinking of burying the wire and just using simple battery operated lights that fit individually under each cabinet ( thus no unsightly wires). Does anyone have any experience/ advice on this??
How to Split a 3-Family Home?
We have just had a bid accepted on a lovely 3-family home in Brooklyn, which we can ever-so-barely afford. We're considering using the top two floors and renting out the garden apt., but we'd prefer to sever off the garden floor and sell it, preferably to a friend and preferably before we close. Does anyone have any experience going down this or a similar route? Any suggestions? How hard is it to condo-ize? Are there other, better options?
January 3, 2007
installing new water heater
Does anyone know who I would get to file a permit to install a water heater where there was not a preexisting one. I own a three family brownstone which only had 2 water heaters. The plumber said DOB told him an architect or an engineer would have to do it.
switch boiler from oil to gas?
I'd like any basic advice people can provide in selecting a new boiler. My current oil boiler (a Peerless) works but is cracked inside. My basic question is: should I replace it with another oil boiler or switch to gas?
The house:
- relatively narrow, 4-story, 2-family 130-year-old rowhouse
- I’ve gotten better windows and put in more insulation, but it is always going to have some hard to seal nooks and crannies
- contains 13 radiators
- bottom floors currently much warmer than top ones, so I’m looking into different radiator valves, and into possible up-sizing a top-floor radiator and adding two electric fireplaces (I don’t want to rip up the original 130-year-old floors and mantelpieces to run gas lines)
- last year I spent about $1800 on oil
My questions:
- Is there a significant cost difference between #2 oil and gas, or any other advantages or disadvantages of which I should be aware?
- Given the relatively mild winters in NYC (I grew up in Minnesota, so this is tropical in comparison), does it make sense to invest in a higher-efficiency (and more expensive) boiler, or stick to a more basic model which will nevertheless be a huge improvement over my cracked old one? I saw a post two months ago about boilers with outdoor resets, which makes a lot of sense. How much does this cost?
- Is there anything else I should be considering?
- Who are good contractors to do this work?
Thanks in advance for you advice!
Fenced In
The survey just done on the Ditmas Park home we are buying shows that our soon to be neighbor built his fence 1 foot 9 inches inside our property line. Do we have them move it before our closing? They just put it in. If they don't move it then they will have to put a gate in. This is an issue for the title company. Also if they keep their fence this way for 10yrs then they can actually lay claim to the land. Seems minor but apparently it's not. Your thoughts on how we should handle this?
Lead paint test
Does anyone have the name of an honest company which will test for lead paint? And the cost estimate for this? Or does home depot sell any reliable kits for this kind of thing? Thank you much.
Property records from 19th century: what range was lost?
i've always heard that many property records were lost in a fire or something at some point in the past. that's why so many houses have "1899" as their date of construction. does anybody know exactly what happened, and what the range of years that were affected?
M&S Construction
Has anyone had any work done by Islam at M&S Construction before? We are doing a gut renovation of our apartment in Clinton Hill and it seems they do a lot of work in the area. I was wondering if you could recommend him or his team or if you had other general contractors in mind. Thank you.
Looking for pocket doors
Looking for oak pocket doors for the ground floor of my brownstone. The sizes are 83x30 and two 84X28. Thanks!
Day Worker/Laborer?
Anyone know a reliable day laborer type person who can help me carry heavy bags etc while I do some minor work and prepare to move in to my new (very old) house. We'd provide transportation etc
Need Advice on Freestanding Gas Ranges
Our oven/range passed away on January 1st, and so to start the new year with a bang, we are looking to buy a wonderful cool looking and working oven.
We are torn between the real professional ones and the sudo-look-a-like professionals. Does anyone have advice, experience or know where to find good reviews and prices. Any information would be helpful.
megandpaula@gmail.com
Water billing frequency
we just took possession of a house in brooklyn. we've received bills for all the utilties so far except the water bill. so how often are water bills sent out? having never owned a home before, i'm getting a little ansty as to how much it's costing us.
January 2, 2007
Grant Pulley & Hardware Co. NY
Looking for a brass track for sliding door on cabinets made 1900-1905. Track is stamped as in title and measures 1 1/4" wide. Track is to fit single wheel mounted in sliding door. Need 24" section of track. Also 12 wheels to match but track is most important. More dimensional details available if you have something. All the hardware and wooden drawer slides seem to be made by the above manufacturer for this Chesnut base and upper kitchen cabinet. richfkfd@aol.com
Cork Floors
We are interested in putting cork floors in our kitchen. Does anyone know a good cork floor installer in Brooklyn? Also is Globus in the Bronx the only place to get cork. It seems hard to find in Brooklyn and in general. Any cork floor comments welcome.
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brownstone cement mix
I need to do some work on my "brownstone", I wonder if anybody knows the color recepie for plaster/concrete mix?
Many thanks
FIRE ESCAPE
hi. has anyone taken down a fire escape on the back of their brownstone ? mine is totally rusty and an eyesore....any ideas on how to do it or cost to have someone else do it ? thanks.
Renovation SALE
Have a Gas Stove, side by side Fridge, and Retro Chandelier for sale. All items work well albeit a unique color but the stove cooks and the oven bakes. The Fridge chills and freezes and the chandelier lights with crystals and brass! For pics check newyork.craigslist.org/brk/hsh/254001694.html or to contact me adjutant72@gmail.com
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.
January 1, 2007
Central Vacuum System Ratings
Has anyone installed a central vacuum system in theri home? If so does anyone have any feedback on the brand they got please. We are installing one and wanted to get some ratings on brands, power etc.
Thanks for any help.
EXTERIOR WALL HELP
im buying a 4 story building in boreum hill which is in need of a total gut reno. one side of the building has nothing against it, and over the years has bowed outward. our inspector told us we need an engineer to evaluate the damage and have someone support it structurally with the "star" cables or steel railings on the outside of the building. im wondering how much this costs, how long it takes, and peoples experiences with this type of project....thanks any info would be greatly appreciated !
Thanks for the info. Additionally, I purchased my runner through a design center, who in turn, purchased through an oriental rug dealer; I would imagine any oriental rug dealer could handle this, however, I wanted the accountability of the center and their installer. I nearly purchased a runner through "The Persian Carpet Company" (www.persiancarpet.com); they have a wonderful selection, too. Either can make the length custom. My width is 36", however, that would depend on your stair width; I have about 5-6" +/- on either side. Interestingly, my 2nd and 3rd set of stairs (u-shaped) are narrower than the main flight of stairs and they sent narrower runners to coincide with this. Where there is a cut, however, say-at the end of the nosing or at the end of the landing, I am advised to have it bound/serged, which can be done either at the job site or carry runner to a company offering this service (info through installer/supplier). This is because it is a hand-knotted product. I am having "Zarouphy" stair rods installed, as well, but merely for asthetics, not function.
Retail renovation
We are interested in renting a retail space in Boerum Hill for a salon. It's 20x90 street level and a basement. THe space has been totally gutted. There are no mechanicals . Electric needs a service upgrade, hvac and ductwork are required and plumbing. I need to know what this renovation will cost. Are retail renovations less costly than residential? How do I proceed? Hire an architect to draw plans and then bid out to a GC? Any suggestions are helpful.
Retail Renovation. Any Ideas?
We are interested in renting a retail space in Boerum Hill for a salon. It's 20x90 street level and a basement. THe space has been totally gutted. There are no mechanicals . Electric needs a service upgrade, hvac and ductwork are required and plumbing. I need to know what this renovation will cost. Are retail renovations less costly than residential? How do I proceed? Hire an architect to draw plans and then bid out to a GC? Any suggestions are helpful.
Original Pair of Outside Parlor Doors Available
I have an original pair of parlor doors for sale. Once stripped they would look great stained or painted. Each one is 24x79 with long glass panels. I have the hardware & original transom too. $500. Rick 718-506-7621
