Forum: February 2007
February 28, 2007
The Smith. What is the deal?
What is the deal with the Smith (75 Smith St)? The Empire State Building was built in less time than this one has been under construction. Is there some sort of problem? Wasn't this supposed to be occupied by now? I think the jail will be reopened before people close on this building.
Setting up an LLC
We are in the process of buying a townhouse in Cobble Hill. We have been told that it would be good to set up an LLC for the building. We have also been told that if we do so, we would technically be in default of our mortgage. Has anyone done this?
A service to clean/polish old parquet floors (I can't do it myself--I'm moving on Friday!)
Does anybody know of a service that will come out and clean the heck out of an old parquet floor, and then wax it (or Rejuvenate it, or some such)? Thanks to Bob Marvin, Tad, and others for suggestions on how to do it yourself when I posted the other day, but I have about 13,000 pounds of personal possessions (that's a real number) about to be hoisted into a truck by burly men, and I can't make the time to clean up four floors in a townhouse! I mean, of all possible services needed in an old Brooklyn house, wouldn't this sort of rank right up there? Help!!!!! Thanks, all.
Looking for Design/Build firm
can anyone recommend a design/build firm? looking to renovate a 6 room apt on NYC upper west side. start date will be in early April and we'll have 3-4 months to finish. looking for someone who is interested in the classic prewar look. fairly tight budget.
Bathroom drains
Hello Brownstoners,
I am on a quest to reduce the operating costs on my brownstone.
I am ticking through a list one by one, and this reaffirms my belief that I have to do more maintenance myself, rather than make the call to a service. Which brings me to the latest "little" problem with a tenant apartment. The bathroom tub drain is drainnig very slowly. She poured some draino down there with little effect. Before I call my favorite plumber and spend 75-100 bucks for a visit, are there any suggestions you might have to clear the drain. It's a relatively new renovation with new tub, drains, etc.
Also, to save money on an exterminator, I would like to apply some insecticide in my place and tenants. Any recommendations for an effective product / routine.
Thank you as always.
Contractor for backyard work needed
A four feet high, dog ugly cinderblock wall in my garden is starting collapse. I need a referral asap someone to demo it, install a new fence and possibly breakup some of the concrete yard. Any recs. I live in Carroll Garden which may or may not explain the sorry state of my yard.
Best tile cleaner?
Aside from the usual suspects (Tilex, Scrubbing Bubbles, etc.) anyone have any good recs for a killer tile cleaner? Our bathroom floor tiles are dingy as hell, and I'd like to bring a little sparkle back to them. Homemade solutions welcome as well!
Thanks!
Did you use a mortgage broker?
Hi Brownstoners, we're buying our first home and aren't entirely clear on the mortgage process--do mortgage brokers help lower your rates? Streamline/expedite the process? Or are they just an additional unnecessary expense? Our credit is close to 800--should we just approach banks ourselves? Any advice would be very much appreciated.
Flooring Person
Hi! We need some flooring assistance, specifically sanding and refinishing existing floors in one place, and pulling up carpet and putting down new floors in another. We are calling Shalom flooring - any other recs?
Thanks!
Do people hate recessed lighting
What are people's thoughts on recessed lighting? We are putting
some in our brownstone - which is almost completely devoid of details.
February 27, 2007
What's going on across the street?
The one-story building that was at 104 4th Avenue, on the SW corner of Warren Street, has been torn down and heavy machinery is digging a new foundation. I wonder what is being built there? How can I find out what's going on/up?
Thanks for any tips.
Going to the Building Department
We are doing a small renovation in our brownstone apartment that requires filing with the DoB. My architect doesn't do expediting, though she will fill out all the paperwork and stamp the drawings and forms.
Has anyone done filing themselves? I've heard horror stories about the Building Department and the chances of any neophyte, like myself, going in and coming out with the correct information in one day is pretty slim. Does anyone have any pointers? The project is so small, I really can't justify paying an additional consultant to do the filing, but I can justify taking a sick day or two to go to the Building Department.
Thanks in advance for your help.
wallpaper removal cost?
hi, im on verge of buying a two floor, 20x50 limestone. so its 2000 sq feet of living space -- all wallpapered. any idea how much it would be to both remove the wallpaper and then paint? (or just the wallpaper part since i could paint myself if the wallpaper removal is a ton of dough. also, is there a wildcard of whether there turns out to be a lot of plastering necessary underneath the wallpaper?any help would be much appreciated. thanks a lot.
back outlet toilet?
Anyone have to purchase a back outlet toilet because of pipe-related issues? The only 2 manufacturers I've found are American Standard and Kohler. Neither are pretty. Your input is appreciated.
1940s Bathroom Tiles
I live in an early 1940s vintage aparment building on Plaza Street and we have what I believe are original ceramic tiles in our bathroom (small black and white squares and rectangles design). Do any of you know where to get replacement tile for this era? Much appreciated!
New mechanicals means tearing down the walls?
I have spoken to two contractors about working on my new home, a 120 year old row house. Both contractors have said that they would tear down all the plaster walls and ceilings in order to replace the plumbing and electric. The walls are in near perfect shape. Is this true??
Continue reading "New mechanicals means tearing down the walls?"
Seeking Architect for Ditmas Park Victorian
We're looking at buying an old Victorian house in Ditmas Park, with the intention of raising our family in this house. Thus for this house we plan to do things right, and not put in the standard cheap Home Depot low-quality kitchens and baths.
We have a contractor we've worked with in the past who has done many beautiful renovations in the area, and knows these old houses. But what we don't have is an architect, and this time we want to consider using one.
Can anyone recommend an architect familiar with these old Ditmas Park Victorians (Midwood Park actually) who would walk through this house with us and help us consider what changes we might make both now and planning into the future? I see many names for brownstones, but these old Victorians are a different kettle of fish...
The house definitely needs a new kitchen and a new access to the yard. We'd also like to consider changing the master bath, family bath, and drawing up plans long-range for a basement reno. We'd love to speak with architects in advance of closing with a view toward working to the kitchen reno sooner rather than later, and drawing up plans for future projects to be saved up for.
Shelter on Marcus Garvey
My husband and I are considering buying a house on Putnam Ave and Marcus Garvey. But are concerned on the areas safety since there's a shelter across on Marcus Garvey. It seemed relatively quiet when we were there, but I think everyone tends to stay indoors during cold weather. Any idea on how safe that block is? What's the area like during the summer?
Historic District: Stuyvesant Heights in Bed Stuy
I have three primary questions:
1) I am wondering how the Stuyvesant Heights area got selected as the Historic District for Bed Stuy. It is quite far from Clinton Hill and Fort Greene relative to the other nice areas with brownstones in Bed Stuy (i.e. Greene Avenue, Hancock, Jefferson, etc.).
2) Because of its distance from some of the other prime Historic District areas, I wonder how quickly Stuyvesant Heights will benefit from any of the supposed gentrification that people expect to/are speculating will happen in Bed Stuy. What I mean is that as the Clinton Hill area "expands" and areas East of Bedford Avenue (I know that Classon divides Bed Stuy from Clinton Hill, but let's face it the realtors say Bedford) it will take a very long time for that movement to reach Stuy Heights.
Does anyone know about the Stuy Heights area. What is it like to live their now? How much Fulton Street traffic and Project traffic impacts the neighborhood?
3) Could it be that areas East of Bedford Ave. will gentrify around the same time that areas West of Stuyvesant Ave will gentrify and that there will be a meeting in the middle (i.e. Marcyish)?
Any education and/or insights you can provide would be greatly appreciated.
Thank you.
living in red hook + house prices
Am contemplating a move to red hook, but am concerned the market is over inflated (like everywhere!). Anyone have any feedback about the average price per square foot, recent sales, etc? How is living there with fairways on the scene?
THks
Block association
Exacly what does a block association do and how important is it to a neighborhood?
More plumbing woes
Our expediter filed an incorrect Schedule B, that did not match the architects drawings. the plumber is now refusing to sign off on the job. The expediter now wants an additional fee to fix the Schedule B with the DoB. Is there another method for getting the plumbing signed off that does not involve a revision to the Schedule B? Basically, the expediter did not review the drawings and called out for things to be replaced or removed that we had no intention of replacing or removing. The architect also should have looked more closely at this document, but we can't fully hold him to blame.
Plumber woes
My licensed plumber installed a gas line for a stove in my rental and a line for a water heater. After failing inspection twice because the paper work was filed incorrectly. He finally came to the conclusion he was unable to file for the water heater because there was no pre existing water heater for that unit and that we needed an architect to file for the job. So we paid an architect to file for the job. The job is now filed and waiting for the plumber to make appointment with DOB for another inspection and upon passing the plumber will sign off on the job. The problem is the plumber refuses to set up the appt. and refuses to sign off on the job. This is because he and my husband had an argument because this job has been going on for over a year. We had our lawyer write him a letter telling him he is obligated to finish the job and if he doesn't we will sue. No response. The architect called him and he said he will finish the job. Still no response. I called him several times and I can't get him on the phone and he won't return messages. What can I do now?
Can you recommend a company for Duct Cleaning?
Has anyone had any experience with having their heating ducts cleaned? I'm looking for a firm that can do this work for a 4-story 2-family brownstone with the original forced air heating system. Any referrals would be much appreciated
washers in cellars
Has anyone had any problems with floods in the cellar due to their washers. I'm concerned because my waste pipe is 4ft from the floor.
Plaster Medallion For Sale
I purchased a very elaborate handmade plaster medallion recently Federal Style, but, it is too fancy for my taste in the end, and also, too complicated for me to install I paid $675.00 for it, and will sell it to best offer. I am located in Greenpoint. It comes w/installation instructions. Leave your email or phone # and I will email a picture (I can't figure out how to post the picture).
Landmarks Commission Contact?
Just wondering how to contact the agency to see about "landmarks approved" facade restorers...I can't seem to turn up any contact info for them....any ideas? Thanks.
K
Looking for licensed basement contractor
Currently looking for licensed/insured basement contractor to replace disintegrating brick columns in 3-story, 3-unit building basement that seem to be supporting major building beam. Have noticed some cracking in the beam and need advice/contacts ASAP. Thanks!
stall shower in a cellar
Can a stall shower be installed in the 'cellar' of a two family brownstone? I understand you can can't have one in a 3 family or more brownstone...
Please let me know where I can find any information allowing me to have one.
Tree roots lifting blue stone at sidewalk
A tree at the corner of our driveway and sidewalk has lifted the blue stones set at its base and is doing some damage to the drive & sidewalk. It's in pretty bad shape & I am wondering how I should handle this when spring rolls around. Do you remove the stone, trim the tree roots to get a level surface & re-lay the blue stone? I don't want to hurt the tree but it can't be safe to have such a large old tree with so much of its roots above ground.
Blue Stone Sidewalk
We received a notice from the City that we need to repair the cement sidewalk in front of our house. I am wondering what it would cost to replace it with blue stone. Anyone know if this would be worth it?
Parking needed in Clinton Hills
Hey all,
I am new to the Clinton Co-ops. I have a very nice car that I really dont want to leave outside. I am looking for parking in the area. If you have a parking space available or know of some one can you please contact me. Thanks....M
Stuyvesant Heights vs. Bed Stuy in General
I have three primary questions:
1) I am wondering how the Stuyvesant Heights area got selected as the Historic District for Bed Stuy. It is quite far from Clinton Hill and Fort Greene relative to the other nice areas with brownstones in Bed Stuy (i.e. Greene Avenue, Hancock, Jefferson, etc.).
2) Because of its distance from some of the other prime Historic District areas, I wonder how quickly Stuyvesant Heights will benefit from any of the supposed gentrification that people expect to/are speculating will happen in Bed Stuy. What I mean is that as the Clinton Hill area "expands" and areas East of Bedford Avenue (I know that Classon divides Bed Stuy from Clinton Hill, but let's face it the realtors say Bedford) it will take a very long time for that movement to reach Stuy Heights.
Does anyone know about the Stuy Heights area. What is it like to live their now? How much Fulton Street traffic and Project traffic impacts the neighborhood?
3) Could it be that areas East of Bedford Ave. will gentrify around the same time that areas West of Stuyvesant Ave will gentrify and that there will be a meeting in the middle (i.e. Marcyish)?
Any education and/or insights you can provide would be greatly appreciated.
Thank you.
Wrong Inspection?
Anyone ever have a buyer's inspector incorrectly inspect items? Some of the items are serious, and I haven't found anything to substantiate the claims (actually think it's the buyer's attourney reading "between the lines" on the report). What's the best way to deal with this?
electrical problem
We have a 4 unit 5 story brownstone with confusing wiring---floors are not on their own breakers. Last night a number of light in diff't apts flickered. A couple of hours later they blew, but none of the breakers were tripped. Any ideas of what's wrong?
February 26, 2007
Anyone use or know about 'Thermostatic radiator valves'?
Hi Everyone, our co-op (4 floors, 8 apts) has 3 steam radiators in each apt. The problem is that the apts on the first floor tend to not get as warm as the upper apartments since the thermostat is on the 2nd floor, heat rises, and the basement cold air comes up to the apts. We are trying to figure out how to get the 1st floor apts warmer without overheating the upper apartments since those are already warm. We are discussing using these 'thermostatic valves' on the radiators in the apartments that are already warm so they can turn off when it gets warm there while the lower apartments continue to get heat. I have some questions:
1. Does anyone have any experience with these things?
2. Would we also have to raise the thermostat in addition to installing these?
3. Where can we buy them cheaply in NY?
4. Anything else you can tell me about these, or any other ideas to fix our situation?
Thanks for your help!
backyard stairs
hi, im looking at a brownstone where currently the only access to backyard is from the basement. id like to turn the kitchen window into a door and then build a staircase down to the backyard -- probably about eight feet or so. nothing fancy and not a fullon deck, just some wood or metal stairs to the yard. any idea how much the stair portion of this would cost? (ive seen other postings that indicate that turning the window into a door would be about 5k.) any thoughts on what i should budget or recommendations for who to hire?
many thanks.
washer installation
How do I install a washer in my cellar? Is the only way to do this is to leave the sewer pipe open?
Replace steam with forced air?
We are a family of six planning a substantial renovation (replace plumbing, electric, etc) of a Brooklyn row house. Currently we have a oil (buried tank) boiler that provides both steam heat (single pipe) and hot water. The system is not ideal for us for the following reasons:
1. Buried oil tank is an environmental risk
2. Oil delivery is a constant hassle due to blockage of delivery alley, etc
3. Steam plumbing system and radiators are 90+ years old; prudence tells us that we should replace it before it dies
4. Showers alternate between scalding hot and freezing cold, especially when someone flushes a toilet, etc.
5. Hot water is insufficient for our needs, showers and baths run out of hot water
Our plan is to replace the the steam heating system with a forced air system that will also provide cooling, and the hot water with a separate gas-fired 60-ish gallon water heater.
Does this make sense?
Restoring Parquet Floors
It appears that the parquet floors in our browstone were sanded with course grade sandpaper leaving a rough finish. How should they be restored? Thanks!
Taxes
We're looking to buy a brownstone and have noticed that most properties are taxed at a transitional assessed value that is way below market value. Would we as the new owner continue to enjoy the benefit of the transitional value or would our taxes immediately get bumped up to market value or our purchase price? Thanks.
Clinton House, guys?
So--there is some gutting and major renovations going on at a place called Clinton House, located on Clinton and Dekalb. Prices are pretty similar to Clermont Armory, so I am guessing the units will be nice... Apparently, the reno's are being done by a place called Two Trees Management, and the units are being rented by Urban Sanctuary Realty...Does anyone know anything about this building? Two Trees? Urban Sanctuary?
I'm curious...
Gracias!
Contractor recommendation
I remember reading a post/ reply to a post here a while back where someone named Tim from one of the reno blogs (Putnam/ Throop)?) recommended his contractor Timmy. I'm sorry if this is Brownsotner 101 ("What do you mean, you don't know who Tim is?!") I would appreciate it if I could e-mail you so I can ask you some questions.
Thanks!
Anybody else who would like to recommend their contractor (mid-range price please) please do so.
(We did get an estimate from a well-recommended company already. They were very professional and prompt, but we fell off our chairs when we saw the price and need to get some more estimates. Does anybody have an idea of what an entire garden floor gut reno including kitchen and bathroom with rewiring, major plumbing, new heating system should cost?)
Creative, thoughtful, not super high end architect?
We are buying a duplex in a brownstone in Bklyn Hts, and we know we're going to renovate in 2 stages: now, a relatively minor renovation, putting a wall up, taking a wall down, maybe raising a ceiling, some cosmetic stuff. Stage 2, when we can afford it, will include digging out the basement to increase headroom & total basement finishing, total kitchen/bathroom renovations, etc.
We're looking for a creative, thoughtful, perhaps young/new architect (or at least not super expensive) who can walk through the apt now to give us some ideas, give us an estimate of costs, and then draw up some plans for the first stage of renovation. We're looking for someone who will have a modern, but not ultra-modern attitude; who knows Bkyln brownstones; who's into light and space and (when possible) natural, green ideas & materials.
Any suggestions would be most appreciated!
Advice on evaluating a townhouse for purchase
We are in the process of shopping for a townhouse. We've looked at several and are seriously interested in purchasing one in particular. We know it needs work, but have no way of really evaluating how much it needs. Is it customary to bring a contractor/architect on a walk through to help evaluate this? I'm assuming we'd pay for this, but I don'g know how much. Unfortunately, we don't have any contractor "friends," so if anyone has any recommendations for someone who could do this for us, that would be great. As if it weren't already abundantly clear, we are very new to this, but want to be as informed as possible and unfortunately, not getting much help from our broker who keeps assuring us that "everything can be fixed." We know this much, but obviously don't have an unlimited budget. Thank you!
Wine Cellar
I was planning on building a Wine Cellar in a partially finished basement (unsealed concrete floor and walls). Any unique issues that have been encountered by anyone else? Advice or words of wisdom?
NY legal minimum heating law for Co-Ops?
I know NY has minimum heating laws for landlords. I believe it is 55 at night and 68 at day, when outside is less than 55, or something similar to that. Do these laws apply to co-ops? My apt is consistently less than 68 during the day (although higher than 55 at night), is it the co-ops legal responsibility to provide more heat? What about paying to insulate floors or replace windows, etc?
Thanks
Cold in Brooklyn
Question on Sheet Rock Wall Costs
I am trying to build out a few rooms at my place. I am getting quotes to build out "non-rated" partitions at $65 per lineal foot and for furred (wall)partitions at $32 per lineal foot with ceilings at $7.50 per square foot. The walls and ceilings would be delivered ready for painting. Do those numbers seem reasonable?
Most Efficient Hot Water
I have been following
I was assuming that tankless would be the way to go, but it sounds like you need to install a unit (and 220) in every kitchen and every bathroom, and that's very expensive!
Any other thoughts about getting as efficient and green as possible with hot water?
Superseal windows
Has anyone used Superseal windows from Windows We Are? Double Hung. Thanks for any input.
Plaster ceiling emergency
Last weekend big chunk of plaster ceiling together with old moldings in one of our rental apartment fell down.
Luckily nobody was hurt but there is a lot of dust and debris everywhere.
What is the best way to fix this? I would like to recreate missing molding but i don’t want to spend too much money for rental.
I am looking for good professional for clean up, repair and painting.
Thanks for help
Cast Iron Repair
I am looking for a recomendation for a cast iron fence repair. Can someone please suggest someone good.
wood floors over tile?
We are attempting a kitchen reno in a co-op apt. A couple of contractors have pointed out that our current tile is laid over other tile and there is a possibility that, while removing two layers of tile, we might crack the ceiling of our downstairs neighbors. We have not so great history with these neighbors and can't chance that, so we are thinking of either another layer of tile or, what we really want, hardwood just layered on top of what is there. Is this possible? What are the pitfalls?
Window bars in ground floor apt?
I just bought a beautiful ground-floor condo in a good area of brooklyn. The place does not have security bars on the windows, so I'd been planning to put in some nice, custom-designed, decorative ones, but now I'm worried that they might harm the re-sale value of the place.
The apartment is right at ground level, and the windows start at about 4 ft above the floor/ground and extend to about 13 or 14 ft off the ground (ceilings in apartment are high). It would be nice to leave at least part of the windows exposed since they are so large.
Any thoughts? Should I 1) not install bars, 2) install bars 1/2 way up the window to deter burglary/prevent potential burglars from being able to crawl in an open window, or 3) install bars over the entire length of the windows?
Would bars over 10-ft tall windows turn you off of an apartment? Or would you be more turned off by the security risks of not having them at all? Would a middle ground be best? Any feedback would be greatly appreciated.
Moving Gas Line in Kitchen
We are doing a reasonably simple redesign in our kitchen. We may move our gas range about 3-4 feet to the left of where it is now --still against the same wall. Since it's so close do you think there will be any need to move the gas line? If so, who would do this? Thanks for your help, I realize this may be a very 101 type question.
Bamboo Floors
Anyone install them?
They look attractive and affordable to me. I am wondering how they wear, how they'll do in a rental unit, how cleaning up works... etc.
And can anyone recommend a good installer?
Much obliged.
February 25, 2007
Brownstone kitchen design
Just wondering how people have designed their garden level brownstone kitchens. In ours it appears that the original fireplace was tiled over and the stove was placed in front of it. Any suggestions?
Hidden electric water heater?
I just bought a four-unit brownstone and had all the electric bills moved to my name while I work on the building before renting out the units. The 3rd floor apartment had a warning from ConEd: that there was an electric water heater for the floor. There are two gas water heaters in the basement with hot water shutoffs for each floor, and no evidence of a hidden electric hot water heater anywhere, so I just assumed it was outdated info.
Then I got the electric bills, three were around $15 and the 3rd floor was $75! I've looked all over, measured the floor (all had the same minimal usage by me), and can't figure out where this would be hidden. I'm going to have a plumber in at some point but does anyone have any idea what this might mean?
Recommendation for waxing/buffing (not refinishing) wood floors?
Has anybody worked with a company that does good work cleaning, waxing, and buffing old parquet floors in Bklyn? Don't need sanding/refinishing--just want to clean 'em and shine 'em up. In Clinton Hill. Also want to clean up the woodwork. Good referral gets you a great bottle of wine! :)
Oak Doors, Paneling, Millwork Salvged From Prominent Yale and New Haven Buildings
Over the past seven years, I have saved a huge collection of matching quarter -sawn oak Doors, paneling, and millwork from prominent Yale and New Haven buildings (1894-1935). Most of the material has never been painted, is architect designed (Charles M. Haight and James Gamble Rogers, both active in New York City) and is in the Victorian/collegiate Gothic style. We have paperwork, including architectural renderings, blueprints, and photographs for most of the university wood and hardware. The collection is huge, more than enough to completely renovate a 20 room Victorian house. If you are interested , please contact us. Christine: (203) 887-5292 or Jonathan: (203) 782-2614.
February 24, 2007
Does anyone know
I'm currently interviewing General Contractors/Architects/Builders and was recently given the name of Tom MacGregor of ADB. Is anyone familiar with Mr. MacGregor and his work?
Tankless water heater by Paloma
Has anyone had one of these installed for a multi-family house? I understand they are great and you can get a tax credit. I also understand that not all plumbers know how to install these. I'd love to get an idea of costs and the names of plumbers who have experience installing these water heaters. Thanks!
Steam Radiator Spitting
First floor radiator keeps spitting. It isn't leaking - water is spewing through air valve. Just replaced it, which seems to have improved it, but not solved it. An cellar examination reveals that it is at the end of a straight shot from the boiler, with 2" pipes reduced to 1" about five feet from valve. Other radiators on second a third floor don't have smae problem, but they are higher up and there is a 90 degree branch where their pipe branches off (and even so they are markedly hotter than front risers). Thoughts? Wisdom? Sarcastic coments?
Business in Brownstone / Zoning redux
Hi - I put up a post a little while back about zoning considerations in regard to possibly opening up a business in my brownstone, but the post scrolled out of sight and out of mind before I got anywhere with any advice.
My house is on a block zoned R5. DOB doesn't have anything specific online regarding my house's zoning status, but it's smack in the middle of the block and I'm assuming the zoning is for residential use only...
There are plenty of people not exactly adhering to zoning laws in my neighborhood - one has a bookstore, one advertises accupuncture, another advertises piano lessons, etc. - so I'm wondering what the implications are of opening a small specialty bookstore / art / design space in my house?
Anyone know what the limitations are?
Anyone know where to research what's allowable in my space?
Estimating RETaxes
My siblings and I are thinking about buying a 4-story brownstone together and converting it to a condo to simplify ownership. Presently it is set up as 8-units. We plan to combine the units and are deciding between 3 or 4 units. We’re concerned about RE taxes and affordability issue because we’ve seen townhouse condos with very high taxes. How do we estimate what our future tax would be post conversion? Do we figure out the FMV of rent for each converted unit or the entire building (how? rent per unit X # of units?) then multiply by 45% and tax rate?
Would having 3 or less units put us in a lower tax rate? Are there any ways to save on taxes? Thanks!
looking for a cast iron radiator
Looking for a cast iron radiator for a 14 by 12.5 by 9.5 room. I am in Caton Park in brooklyn. If you have one for sale or want ot get rid of one please contact me via email tmartj@hotmail.com . Any information where I can find one will also help. Thanks
C of O nightmare
My husband and I own two floors in a historic brownstone. He bought 15 years ago and renovated the garden level some years back. The parlor level was converted into SROs, and hence, our kitchen is a bad 1950's, studio kitchen (two cabinets against a wall), so we're embarking on a renovation. We've had an architect draw up the plans, met with an interior designer, practically picked out all of our appliances, materials, finishes etc. (all last year). But getting a C of O change is turning out to be a nightmare. My husband says it's because the previous upstairs tenants did work without filing, and so now we have to find an architect, electrician and plumber to assume responsibility for what was already done, which of course no one wants to do. We hired an expediter more than a year ago. At this point, my husband is so fed up, he won't even talk about the status of our filing. Are we doing something wrong? Are there other people out there who've experienced this and do you have any advice? I'm beginning to think we'll never renovate and maybe we should just move, though we've got a beautiful place with lots of detail and in a great location.
finding developer info
hi all-
a smaller building (garage) direcly behind my house is being demolished and obviously i'm dying to find out what will be built there in it's place. Hoping it's not a Scarano/Fedders monstrosity (but probably will be!). I've been looking around on the buildings dept website and there hasn't been info on the existing building since 1999. Anyone know how i can find anything out? maybe ingnorance is bliss?
Lighting Resource
Can anyone tell me the name of the lighting place -- I think it was on the Bowery -- that has all the period-specific lighting and sconces etc. Thanks!
February 23, 2007
redoing a basement/cellar
Hi -- has anyone recently renovated/upgraded their basement? we are looking to remove the horsehair plaster with holes and replace with with sheet rock, upgrade electric to 200amps and do something simple like add a cedar closet. We are just getting estimates and they seem high -- $3,000 just to open the ceiling and then they will give us an estimate based on what they find... makes me nervous to not have a ball park figure before starting -- - anyone have wisdom to share?
Sloping floors?
Hi everyone, we've recently started looking at old brownstones (this is our first foray into homeownership and are pathetically unfamiliar with home improvements). There's one house in particular that's from 1880's and though we're assured that it's structurally sound, we notice that the floors are very uneven. They're wood floors going through the living room to the dining room and you can definitely see a 'slope.' We realize that part of the beauty of old houses are characters brought on by age, however, if we decide to 'correct' this issue in the future is this a common undertaking? Or will we have to build over the existing floors to get even ones? If anyone has any advise/input on the matter, including how much it could potentially cost (roughly 400 sq ft area), we'd be very grateful!
Happy Friday everyone!
bed stuy - is the area I'm moving to relatively safe?
Hi,
I've been looking at, and thinking of moving into, a brownstone apartment on the corner of Jefferson Ave and Marcy Ave - it's a beautiful place, great for the price. I wouldn't describe myself as a "fearful" person - areas like Bed Stuy are never as bad as the rumors and isolated incidents you hear about, - and whenever I go to Bed Stuy to visit friends who live there, I've never had any problems. Everyone I meet along the way is friendly, and one gets the sense that there's a stronger feeling of community there than in most parts of New York. All that said, having read some of the posts here (I'm thinking in particular of a person who claimed to have been robbed at gunpoint), I'd sort of like to make sure that the area I'd be moving to is, well, not THAT bad. I can handle a little ribbing, and I could give a shit about the dearth of cute cafes, but something like that is a bit much for me. So, can anyone tell me a little bit about what the neighborhood around Jefferson/Marcy is like?
Thanks
Rent stabilization question
We are considering buying a rent stablized building. All the tenants , 8 units, are rent stablized. We would like to take over 50% of the buidling for ourselves. This will require us to NOT renew leases for 4 of the tenants. We know they will probably fight this but I also know it is legal for us not to renew their leases if we take it over for personal use. The law is vague as to how much you can take over for "personal use." Does anyone have any experience with this? Is taking over half the building for ourselves reasonable?
Second question: If an owner plans to renovate the entire building, one unit at a time, can you evict rent stablized tenants as you go along if the rents are under $2,000 a month.
Thank you for your input
Plumbing permit manhattan
We have had our main renovation permit for a few weeks now but the GC cannot proceed because his plumber hasn't pulled the plumbing permit yet. As the owner I believe I could bring the stamped paperwork from the licensed plumber to the DOB myself and pull the permit. How much time could I expect to wait and what is the proceedure? Thanks!
Help estimating renovations
We're looking at an old brownstone to buy, but before we put in a bid, we'd like to do a walkthrough with someone who can give us ballpark figures for what needs fixing. This is our first foray into home ownership and we're excited and terrified about renovating. Before I make a bid, I want to have a vague idea of how much more money we're going to shell out to get things going properly.
Thanks for any recommendations of people and/or estimates on things like a new roof, fixing wood floors around old radiators, etc.
ISO Structural Engineer /
Can anyone recommend a structural engineer? We live in an 1880 brownstone and our co-op would like some professional insight on repair work needed for the attached garage.
Brick townhouses on Henry St. in Brooklyn Heights
Anyone know what the story is with the 60s-looking small brick townhouses on Henry Street around Cranberry? A sign says Whitman Owner Corp. Townhouses and I'm guessing they're somehow connected with the current/former Mitchell Lama towers that bookend them. They are kind of cute but I am always surprised that they aren't being torn down to make way for condos, etc. Anyone have the scoop?
Termite inspector and roofer
My husband and I are about to go into contract on a brick townhouse in Cobble Hill/Carroll gardens. We had an engineer inpect the building. He recommended that we get a termite inspector. Can anyone recommend a good and inexpensive inspector?
Also, the engineer was unable to look at the roof. We need to call a roofer to find out the exact condition of the roof. Does anyone have a recommendation for a good roofer? Thanks!
Hot water question / help
We live on the fourth floor of a brownstone. Several times in the morning recently, we have had no hot water. We're up early (6am) so I don't think it is the matter of the hot water being used up by the other tenants in the building.
However, I've noticed that the radiators don't seem to come on until 8am or so. And when I try for hot water later in the day, around 10:30am, the hot water is there.
Is the water temperature tied to the building's heat/boiler? If the landlord hasn't set his thermostat to start adjusting at 6am (Following the heating law) could that be why there is no hot water? Or is this just one of those things that happens in an old brownstone?
FINANCIAL TROUBLE RELATED TO SUBLET APT!
In October I moved into a tiny studio that I found through a broker who worked for building management. I stayed there for 5 months then decided to move into a larger apt with 2 friends. The broker and I agreed that he would take over the lease and pay rent until the lease was up. We never contacted management b/c the rent would be increased and I would be responsible for fees for breaking the lease.
After I moved into my new apt and was settled, I received an email and a letter that rent was not paid. So I contact the broker and told him the situation. He gave me the money order numbers and I called mgmt and rectified the situation. I contacted the landlord and the landlord told me that he still sees the broker and he is still living there.
This month, I received a call from mgmt saying rent is 6 months pass due and I owe them $6400. The last payment they received was August. I was told that my lease was up Oct 31 and they never received a signed lease renewal. I never received mail regarding the overdue rent, never received an email or any calls prior to this one. Eviction is set for March 15th...or something like that...what do i do?
WALL LINER?
Does anyone out there have any experience with heavy duty wall liner? I've seen it in action in the UK. It covers cracks and chips beautifully. I've finally found a US supplier. Now I need to find someone who can hang it... goes up like wallpaper.
Recommendation for Handyman + / Artist
I have a friend who has renovated 3 homes virtually by himself. His name is Yong Cui and he's an artist/handyman in Greenpoint. His most recent endeavor has been to renovate his 3-family Brooklyn home. He reminds me of the pioneers - fearless in tackling the giant task of homebuilding - except Yong has style!
February 22, 2007
Debris in front patios of neighbor's houses
Is there anything I can do about neighbors who have messy, unsightly debris in the patios in front of their houses?
The debris is inside the front patio area. One house has construction/demo debris (beaded board scraps, etc.) and the other has old mattresses, etc. Either way, it's ugly.
Is this legal? Can I do anything to get them to clean up?
I know if there's debris on the sidewalk you get a ticket, but if it's on their property is there anything I can do?
Hardwood Lumber in Brooklyn
Does anyone know any good places to buy some hardwood lumber in Brooklyn near Bed Stuy?
...or anywhere else for that matter. I have a car so I can travel if need be.
Or anywhere to order it online that won't charge a ton for shipping?
I'm looking for cedar boards for shelves and also some oak door moldings.
worth it to save old cast iron tub
We have -- I think -- an original cast iron bath tub that's been sitting in the backyard of our house since before we bought it. I've been told to just hack it up into pieces and throw it out. I'm very hesitant to throw something so old out (esp. since the previous owners threw out some nice original details in our house -- which I'm sure they thought was junk). Should I hire some people to just move it into our cellar -- it's pretty rusty in spots but otherwise intact -- so that future owners can try to restore it. Or, is it really just junk?
Dry Air in Home with Steam Radiators
I heard there is some type of a "kettle" or "pot" that has ridges on the bottom so it can be place on top of a radiator and down into the "ribs." When filled with water and the radiator heats up, the water steams into the air keeping your home's environment from drying out. Does anybody know where I can purchase such an item? Thanks.
with the atlantic
project underway more and more people will be moving to Bed Stuy .I've talked to a few people about this and they are all in agreement .Even met two people who are selling in Clinton hill and buying in the Stuy . Anyone else care to post there thoughts on this ?Please if you know nothing about this topic please don't bother replying
100% financing
So has anyone actually gotten a bank to give you 100% of the money for a house? I am specifically asking about 100% financing on a second house, an investment property if you will, but we would be living in one of the units of the new property.
We would rent out our first home (we put down 20% and can cover the mortgage and taxes with the rental income) and fix up the second property over time. We have cash for the closing costs but no money left for the downpayment. Is this possible and has anyone dealt with a lender for this, who isn't a loan shark?
Thanks .
Oak Floor Repair
My oak floor needs to be repaired ... looking for the best person for the job ..
Landlord won't renew lease
Me and my significant other have been the ideal tenants for the past year. We always pay the rent on time and only contact our landlord when the heat isn't on and it's freezing cold outside. Our lease is up at the end of March and we want to renew it. We received a letter from our landlord saying she is not interested in renewing the lease with us. When we called to ask why, she refused to discuss it. Now we have 30 days to find a new place. Is this legal?
Property Registration
My property registration keeps getting sent back to me - they are asking for a Business Address where notices of the building are received. Can I just put my home address here? Thanks for any input. I know this is a silly question but I haven't been able to get anyone on the phone to answer it.
Vinegar Hill
Anyone out there bought or looking to buy in Vinegar Hill? Lots of new construction in the neighborhood at significant prices. I've been told the Jcondos are 90% sold. A number of smaller developments are hitting the market as well. And, what's it like around those projects on York at night?
Slowwww Water Filter
We have a water filter by WateRx (the WX200 model). We recently replaced the filter cartridge (it was time, according to the company's literature) and the flow of water decreased substantially. With our old cartridge, it took about 10 sec. to fill an 8-oz glass of water, after changing the filter, it was more like 60 sec. When this happened, I called the company and they said they were having this problem with some of their ceramic cartridges and send me their new PVC cartridge. The flow was no better with the new cartridge. I called the company again and they insist that it is perfectly normal to take 60 sec. to fill up a glass of water through the filter. Can this be right? Should I switch to another brand or is this what the world of filtered water is like?
By the way, in light of what the company rep said, I am guessing that my original cartridge was broken from the start and thus the flow was better. I did notice it was split in two when I opened up the container to change the cartridge.
Thanks.
Classic Brownstone Question
We have been in our new brownstone for six months and I still can't figure out how to arrange furniture in the main parlor room. The room is narrow and long (11 x 25) with a doorway from the front hall coming in midway. There is also a fireplace opposite the doorway, and pocket doors at the back leading to the kitchen. What does everyone else do? If we put couches, etc. at the front by the front window, there is a big empty space in the middle of the room, yet if we group the couches around the fireplace, there is an empty space at the front. Also, if I put a dining table at the back of the room, it looks as if it's blocking the doorway to the kitchen. Can anyone tell me what works in their long, narrow front parlor? Thanks.
Looking for butcher's block
I need butcher's block for use as a kitchen countertop. Anyone know where I can find some? It can be new or reclaimed.
Thanks.
Giancola Contracting
Anybody have experience with them?
Fabulous Painter!
Gang:
I needed a painter to salvage a painting project gone awry in my Prospect Lefferts Gardens brownstone... I found James Dockett's name here on Brownstoner. He was FANTASTIC, I cannot speak highly enough of his work. Meticulous, perfectionist, terrific work. He is just great. His name's James Dockett and his number is 347-200-6022.
Jason Oliver Nixon
Construction violations by neighbor?
Hi Brownstoners: I think that a building in our neighborhood that's doing heavy weekend construction is in violation of the weekend constructions laws (i.e, they have more than four dwellings. As I understand it, only 1-4 dwelling structures can have wknd 10am-4pm work).
Is there somewhere online I can find out how many dwellings there are in a building?
Thanks!
Pointing Chimney
Does anyone know a good mason that can point our chimney? Just needs some work at the top. Any recommendations would be greatly appreciated. Thanks!
Oil Costs?
Hi,
Is it normal for a 5 family dwelling to refill on oil in as soon as 3 weeks (based on recent temps and a full 500 gallon tank)?
Thanks!!
February 21, 2007
Carpenter reco for closet building
I'm looking for a recommendation of a good affordable and reliable carpenter or contractor to tear down a wall and build a closet.
Ideally it would be someone who can frame and drywall the closet as well as fit it with shelving and drawers.
Any recommendations would be greatly appreciated.
Thanks!
Electrical Outlet Making Sounds?
As I was replacing a cover on the electrical outlet behind my tenant's stove I heard a popping sound coming from the outlet or just behind the box. Nothing was plugged into the outlet and there was no smoke or anything, just a distinct metal click or pop that came straight from the outlet area. My tenant said sometimes she hears that noise and thought it was the freezer. We had our house rewired last year. Does anyone have any suggestions about what this might be.
Thanks!
Putting in Iron fence/gate... recos?
I have a limestone in Lefferts, and am happy to say the time has come to replace the chaink link fence in the front yard. I need some advice/recommendations on both where to find great looking and not crazy expensive iron fencing/gate etc, and also good people to install it (and remove the horrible chaink link). Any thoughts would be greatly appreciated!
Stabile Buyouts: How much?
I would like to know of any standards, existing examples, or others historical experience when a landlord wants to buy-out a tenant?
I have been living in an apartment for 26 years and my
contractor-landlord is offering me a small buyout with a two month window.
The building is currently being contested for rent stabilization by other tenants in court for whether this is a 6 unit or technically a 5 unit building + one store front. Since we have not contested the landlord we are on good terms. We would accept a buyout (no lease) to move in his two month time frame but expect a substantial sum to complete first a temporary move and then a permanent one once we find something.
I have heard buyouts as much as high 5 digits sometimes even 6 or 7 digits numbers for rent stabilized tenants. I'd like to work with him if the amount was increased to accomodate my inconvience. How much is enough? And who has had any experience with these numbers?
paint stripping
Anyone ever work with East End wood strippers? I saw their ad posted on the side of Brownstoner and was wondering if anyone actually used them? If so would you recommend them?
References and cost of building stairs
We are considering buying a single family 3-floor freestanding house. We would live on the 1st and 2nd floors, and we would rent the 3rd floor. Currently there is an entrance on the side of the house with stairs going to the second floor. We would like these stairs to continue to the third floor and be enclosed.
2 questions:
References to people who do this?What might this cost?
Many thanks!
Atlantic Yards anxiety
I'm about to bid on an apartment on Pacific Street in Boerum Hill...landmark block...and just realized that Atlantic Yards is only a half-mile away (2000 ft +/- according to googlemaps). I love the character of the neighorbood, but am anxious about the Nets arena crowds, and even before that, the constant flood of trucks there to do construction. Am I making a mistake?
Maintenance question - super
Most of these new condos in northern brooklyn have very low taxes and very low maintenance fees. Looks like it is in part due to the fact that no super or managing agent is allocated for these condos in the maintenance fees.
Can someone give me an idea what the managing agents charge for a very small 6 unit new construction condo to mop the floors once a week and prepare financials? No common area, no parking, no elevator. Just don't know how much the extend of the damage could be. $50 per unit per month or $500. Ballpark, anyone with experiance on this?
Need original floorboards anyone??
We are planning to replace the floorboards in the parlour floor of ur house around late May. We would like to sell the existing origial pine subfloor boards. Please contact us if you are interested in purchasing them.
Salvaged items?
Are there any recommendations on where I can find salvaged mantles and door frames?
rewiring or just ground outlets?
I have a 1910 limestone and would like to have electrical work done. I have spoken to 5 electricians and none have said with assurity that I do or do not need to comepletely re-wire my home. Can someone tell me how to ascertain whether I need to comepletely re-wire the house or just ground all the outlets. Also, Does anyone know of a great electrician?
DECREASING a C of O
Does anyone know what is involved in doing this? time? money? isany recs for an expediter? does anyone else find the department of housing website more confusing than helpful ?
Bathroom Fixtures
I have just demo-ed a bathroom in a newly renovated brownstone and removed the just-installed toilet, double sink, cabinetry, medicine cabinets, shower, bathtub and plumbing fixtures. ALL NEW NEVER USED. They are not my style, that's why I've removed them. They are more modern than traditional. If you think you might be interested, email me at jackie.moffett@gmail.com and I'l forward photos.
Heating Oil Prices
I know we have been thru this before, but still I just got my bill for heating the house with oil and...
Price per gallon is $2.399.
Please tell me how much you pay per gallon. I live in 3 family typical brownstone, if that matters. I feel that I am being overcharged. I did not lock in any rate. Can you post some of your recent numbers.
Thanks.
February 20, 2007
Oh, crap
No pun intended.... Perhaps coincidentally, after having lots of work done (or, rather, half done) on the house, and the workmen leaving the laundry sink in the basement pretty clogged, we now have a cellar full of lovely raw sewage. Any advice on clean-up, and future prevention, recommendations for this work, etc., would be really appreciated. HELP!
Blimpies in Ft. Greene?? Wha' Happened?
Hi,
I live in Ft. Greene and somewhat followed the controversy surrounding the opening of Blimpies when it happened. I did due diligence and boycotted--and now it's gone. Not saying that that's the cause, but I am wondering what is the cause for its demise. Did enough of us boycott it to make it go under? Did that really *work*??
If you have thoughts or knowledge as to why it went under, I would really like to hear them. I'm writing a news story about it for a class, and my deadline is Sunday morning.
I looked on the Blimpies website, and far from opening a slew of them in the NYC area, they only have 2 in Manhattan and one in Queens. I plan on calling them tomorrow to see if I can find any information on this, but if you also have any insights, please let me know.
I'll check back.
Thanks!
Elizabeth
Strange Mystery Plumbing Issues...
I'm having strange things happening with my plumbing.
My kitchen sink does this really weird thing where the water starts out with good pressure, then slows to about half pressure (or water volume? not sure of the terminology) within a minute of the tap being open. After about 60 seconds, the water suddenly returns to normal then repeats the process, OR if I turn the water off then immediately turn it back on, the pressure returns to normal.
This seems to happen more with the hot water than the cold.
When I turn on the hot AND cold water together the flow is even weaker (ie: usually it's stronger when you have both taps open). When you turn off the cold again, and the hot flows stronger.
Also, if you turn on the faucet downstairs in the garden level and the water in the kitchen slows down - if you turn on the garden level bathtub, it slows to a trickle.
Any ideas what could be causing this? It's really strange.
Oh yeah - overall the water pressure (or is it volume? not sure about the terminology for this) in my house isn't great. I'm praying I don't have to have the water main replaced.
I'm halfway convinced it's a poltergeist or that thing living in Sigourney Weaver's fridge from Ghostbusters.
Any plumbers or exorcists out there who can help?
just outside ps 321
I'm considering buying a co-op just outside ps321. It is in ps282 which according to everything I've read at greatschools and elsewhere is a pretty bad school (no offense to anyone involved in the school, just being blunt).. Few programs available beyond the basic three Rs, shrinking staff and student sizes, poor test scores. Overall evaluation of 5/10, vs 9/10 for 321.
The contrast between 321 could not be greater. I think that schools around 321 suffer from its presence, as the motivated parents immediately around it pull their kids from the zoned school and find some way to get into 321, or go private.
Our kid is 1 year old. We don't have to worry about this until he is 3 or 4, but obviously it is a big factor when purchasing. So what are the real alternatives (and prices) of being just outside 321 if you want to give your kid maximum advantages?
looking for architect reno help for 3 bedroom coop
3 bedroom pre-war in need of renovation, we are on a budget but are looking for an architect to help/advise on the project.
Definitely on a tight budget, so it will not be a total gut reno.
Any architects interested please let me know
thanks
looking for architect reno help for 3 bedroom coop
3 bedroom pre-war in need of renovation, we are on a budget but are looking for an architect to help/advise on the project.
Definitely on a tight budget, so it will not be a total gut reno.
Any architects interested please let me know
thanks
Business in Brownstone / Zoning
I'm looking for advice on zoning laws.
I was inspired by the post a while ago about using a floor of a brownstone for a business and I'm curious if anyone here knows what the laws / implications are of doing this?
The business I'd like to open is a small-scale, specialty retail business (nothing offensive to the community, dangerous or perishable involved). Much of the transactions would be done via internet with a small portion of them done by walk-in customers. I have the space in the garden level of my house and I'd love to use it for this instead of having to rent an outside retail space.
Any suggestions where I can find this information would be really helpful since I don't know where to look it up.
Or anyone with similar experience who can offer any helpful advice?
oil spill
my oil company overfilled my tanks causing a rupture in a fuel line which caused oil to spew out into my basement. NYFD (they were terrific) and hazmat people and the dtate DEC responded. it was determined to be the fault of the oil company.
i need to know what clean -up i should demand from the oil company's insurer. my house dand clothing smells like oil, my basement floor and part of the walls were covered with oil, and i lost a lot of stuff to the goo. also i do not have hot water since i have a gas hot water heater (which NYFD turned off) and i am afraid to use it with the fumes.
my questions:
1. can anyone recommend a good removal/restoration company with hazmat capabilities?
2. is there an independant adjuster/inspector who can let me know if the restoration work is proper
3. what agency or individual can i complain to if the oil company does not properly correct the damage?
4. is there anything which can remove the smell of fuel oil?
thanks very much
Range Hood Make-up Air
Has anyone done anything to avoid backdrafting resultng from moderate-high powered range-hood fans? I have heard about this and found the article in the link below but am trying to figure out how to set up make-up air for my rear parlor kitchen...
http://www.homeenergy.org/archive/hem.dis.anl.gov/eehem/99/990113.html
We are looking at setting up a 4-500CFM range hood over our 5-6burner stove top. Any thoughts would be appreciated.
Newby Contractor Questions
Hello Brownstoners!
I have recently purchased a coop in Windsor Terrace, and need to do a gut renovation. This is my first real estate purchase, and I am not sure what to expect from GCs I am interviewing.
I have done my due dilligense, and decided on what renovations I need, and what fixtures I would like installed. What now?
The coop board requires a proposal before I can do any work. What is a proposal, how is it supposed to look like? Am I supposed to put one of GC?
When I speak with contractors, what should I ask for? How detailed do I need to be - down to where I want my outlets, or the overall tasks?
Should I ask for an estimate with building supplies, or without?
Can someone kindly educate a newby!
Thank you
Dishwasher Installation Pricing
I just bought a dishwasher and now I need to find someone to run a dedicated circuit, do the plumbing, cut my existing cabinets and install the thing. Can anyone give me an idea of how much this work will run me? Thanks!
Seeking info on 2235 Glenwood Rd
Does anyone know the skinny on 2235 Glenwood Rd (near Brooklyn College)
Image can be found at:
http://brownstoner.com/brownstoner/archives/2235glenwoodn8.jpg
Sealed envelope real estate bidding process
I am about to engage in a "sealed envelope" bidding process on a home we want to buy. Does anyone have experience with this? The broker says that the seller will pick the best offer and there will likely be no further negotiating/counter-offers. Not sure if I should believe this. However if it is really a one shot, I might consider raising the offer (which is surely the effect they want). If you have insights, please share.
Keeping chickens in Clinton Hill
We're thinking about getting a few chickens for our backyard in CH. No, seriously. Fresh eggs are amazing, chickens are easy, and--as long as they're female--not loud or problemtic. Also, it's legal. Are we crazy? We'll sell 'em to you cheaper than the Co-op...
February 19, 2007
Info on Contractors
Does anyone have information about Tdy Home Decoration or Sunrise Renovation Inc.?
Tub Reglazing?
Can anyone suggest a good place for reglazing my tub? Thanks!
Taxes and C of O
Property Shark and our tax bill lists our house (which we purchased last year) has having 3 units instead of 2. Is there any compelling reason to have that changed? Are we likely paying higher taxes because of it? (We're never going to cut up our house into 3 units.)
Refrigerator repair
The water dispenser on our two year old GE refrigerator just went kaput, so we are looking for a refrigerator repair person in Greenpoint/Williamsburg or thereabouts. All recommendations welcome! Thanx.
Diamond Era Construction
Does anyone have any familiarity with Diamond Era Construction? I am taking bids to do work in a post-war one bedroom. Not a total renovation, just knocking out some walls and some electrical work. Maybe changing the countertops in the kitchen and/or some minor work in the bathroom.
Bay Ridge Brownstones
I have been a loyal viewer of Brownstoner.com for quite some time and am a bit surprised that Bay Ridge is almost never mentioned on this site. I find it a bit odd since the site is all about brownstones and Bay Ridge has plenty of them. I guess I am writing this post specifically for Mr. Brownstone in the request that he talks a bit more about this location in Brooklyn, includes nice Limestones in the Open Houses of the Week (there was a great one here this past weekend). It seems I don’t understand why an area of Brooklyn that has multiple streets with rows and rows of 1899 – 1910 brownstones and limestone town houses is ignored so much. These houses have stained glass, pocket doors, mahogany inlaid floors, fret work, etc etc. The typical complaint about Bay Ridge is the distance from Manhattan; with a little homework people would realize that with the N Train running express again (there was an 18 year period where it wasn’t running over the bridge) the commute from Bay Ridge to Midtown Manhattan is about a half hour (same as Lefforts Manor). Also, Bay Ridge is an established community, no waiting for great restaurants, bars, or dry cleaners. I’d like to see as much chat about Bed Stuy as Bay Ridge. And, in case anyone is wondering, I am not a broker; just a recent owner of a 1910 brownstone, and loving it! So, Mr. Brownstone, talk about Bay Ridge, its not just Saturday Night Fever anymore
5 Family C of O
We are in contract on a lovely brownstone in Bed Stuy that is currently listed as a 5 family--making it a commercial property. i have read a number of other posts on this topic but many discuss the perils of filing and shining the spotlight on your tax status may actually increase taxes (YIKES). Is this true? IS there any benefit in downgrading it to a 4 or 3 family? And how does one go about doing that? Anyone have any experiences to share about length of time and money involved it this adventure with the NYC department of Buildings? All help and input is very much appreciated.
Removing wall between apartments
We are buying two apartments with adjoining living rooms. We plan to knock down the wall between the two apartments. Can anyone recommend a contractor or architect who can help us do this, including help us with drawing up the plan to get this approved by the condo board and the DOB? I know it's a small project, but I have a feeling we will need to get a lot of approvals!!! (It's a new development, if that helps.) Thanks!
Ballpark $ for Bathroom Reno
Hi I'm looking to gut renovate a small bathroom (~40sq ft) in my bklyn brownstone. What is a fair $ figure or range for this?
B & B
I need a B&B to stay in for a few days while work is being done in my apartment. Does anyone have the name of one in Cobble Hill / Carroll Gardens / Bklyn Hts? Or any reviews of the Howard Johnsons on Union and 4th Ave. Thanks
new fixings for an american standard vintage sink
We recently purchased an American Standard 1932 cast iron sink. The sink is in great condition however the drains attached to the sink are original too and need replacing. Does anyone know if they still make fittings for these types of sinks? If so, were we can find them? Also we were wondering if garbage disposals can be fitted as well...any feedback would be appreciated...thanks so much!
Contractor/Interior Design
We need some of the experts' opinion and advice on our recently purchase brownstone. It consists of 2 rental units, which requires a kitchen upgrade. We don't plan to spend too much on it. In addition, we plan to do some major renovation on the owner's duplex. We wonder if an architect is required to do such job or can i hire an interior designer to work with the contractor.
Heating contract Advice
We have had a heating service contract with Keyspan for a few years, but never had cause to call them. Today, woke up with no heat, called before 8am, and repairman finally showed up 10 hours later. Is that typical of ALL heating repairs? Should I just consider myself lucky they showed up at all? After waiting 9 1/2 hours with no show, I finally called a 2nd plumber, and was given a window within 3 hours. What has other people's experiences been?
February 18, 2007
EPA certified lead abatement contractor?
I need an EPA-certified lead abatement contractor who will skilfully install new wood windows in my Park Slope apartment. Do you have someone to recommend?
Condom Found During Open House of NEW development.
While touring a brand new development, we found a condom wrapper under the sink in the master bathroom. This place has not been lived in, but the master bedroom is staged with a bed. There was also a toothbrush, toothpaste, and shampoo in both the master bathroom and the 2nd bathroom. The agent told me that it was probably "the workers" who were showering there. However, this place was built in 2005. What's your take on this?
Bay Window Restoration
I have a wooden bay window on the second floor of my 1840 brick townhouse. The bay was painted when I had the bricks repointed during the first phase of my renovation, but it clearly needs to be overhauled -- stripped to the wood, rotting wood replaced, insulation blown in, new copper roof section, etc. I am looking for quality craftsmanship on this. Can anyone reccomend an exterior carpenter/restoration specialist who would do the job correctly?
Floor advice
My parlor floor floor is made of lovely but fragile wood (pine? fir?) which consists of the original subfloor boards. I have now become sufficiently frustrated with the splinters and the need to avoid certain areas for fear of putting my foot through the floor. Therefore, I am overcoming my inertia and am considering either (1) repairing the floor in patches or (2) replacing the floor/having a real floor put on top. The floor is approximately 10x25.
Any advice as to which way to go? Any recommendations for whom to hire?
Your two cents are appreciated!
NEW WINDOWS
Any recommendations? My house is not in a landmarked neighborhood - yet. I would like to replace lead paint covered windows on back and sides of house with vinyl, custom wood on front. Installer would have to coordinated with lead abatement contractor.
WALLPAPER EXPERTS
Please post recommendations for wallpaper professionals. No hacks. We're talking William Morris repro - $150 a roll.
I need a reliable licensed electrician
My 1902 house has 100 amps coming in and all the wiring I can see is covered in mesh fabric. Per the inspection we had before buying, some of our circuit breakers are old and need to be replaced because they are faulty. We want to upgrade to 200 amps and get some re-wiring done. I need a reliable licensed electrician. I’m also wondering what this costs?? It’s a 10 room, 3 story, 1 family fully detached house. The previous owner did do some electrical upgrades – or so he says --- but I’m concerned about the safety of my family in a house full of very old wires and a breaker box overflowing with breakers.
February 17, 2007
Good Kitchen Installer
I need to install kitchen cabinets and appliances for a kitchen makeover in an apartment in a brownstone. I may use Park Slope Kitchen Gallery. Does anybody have a reliable installer that they would recommend?
Gowanus Safe?
We are thinking of purchasing our first place in Gowanus. We've been priced out of Park Slope but would still like to have access to Fifth Ave. Is it safe there? What's your opinion of it now and what it will become in a few years. If I wanted to walk my dog at night, would I have to worry? We live in Manhattan right now, and we're trying to get "more for our money" without losing our security.
Thanks!
Gowanus Safe?
We are thinking of purchasing our first place in Gowanus. We've been priced out of Park Slope but would still like to have access to Fifth Ave. Is it safe there? What's your opinion of it now and what it will become in a few years. If I wanted to walk my dog at night, would I have to worry? We live in Manhattan right now, and we're trying to get "more for our money" without losing our security.
Thanks!
Total Kitchen Outfitters?
Has anyone used Total Kitchen Outfitters on 4th Avenue for any work? We are renovating our kitchen and I'm looking for suggestions on who is good to use. Many thanks!
Architectural Drawings for any old brownstone or tenement exterior
I have a project that involves creating an exact scale model of an old prewar NYC brownstone, townhouse, and tenement---preferably those that seem 'typical' of their building type. I haven't been able to track down any web resources.
I am aware that the Buildings Dept has drawings, and I took a day out visiting them, but every plan that I found was illegible due to the fact that the microfilm was of a pencil drawing that at the point of photographing was probably at least 60 years old. Some were also missing the exteriors, which is what I needed.
I spent some time in the Columbia U architecture library, but the books only highlighted the mansion-type homes of the very wealthy, or those by famous architects---not the typical brownstone or tenement that is most recognizable as a classic feature of NYC neighborhoods.
I would greatly appreciate one or the other pieces of help:
1) An architectural drawing of a building that you have in your posession. I'll pay a modest price for the hassle, and I'll pick it up.
or:
2) If you can point to me a resource---such as a specific book title, or specific place in the Municipal Archives, the NY Historical Society, etc, where I can find what I'm looking for.
ALSO: designs for lintels, cornices, stoops, railings, etc, will be something that I'll need too for the project. Anyone know how to locate designs for any of these?????
Many thanks
Architectural Drawings for any old brownstone or tenement exterior
I have a project that involves creating an exact scale model of an old prewar NYC brownstone, townhouse, and tenement---preferably those that seem 'typical' of their building type. I haven't been able to track down any web resources.
I am aware that the Buildings Dept has drawings, and I took a day out visiting them, but every plan that I found was illegible due to the fact that the microfilm was of a pencil drawing that at the point of photographing was probably at least 60 years old. Some were also missing the exteriors, which is what I needed.
I spent some time in the Columbia U architecture library, but the books only highlighted the mansion-type homes of the very wealthy, or those by famous architects---not the typical brownstone or tenement that is most recognizable as a classic feature of NYC neighborhoods.
I would greatly appreciate one or the other pieces of help:
1) An architectural drawing of a building that you have in your posession. I'll pay a modest price for the hassle, and I'll pick it up.
or:
2) If you can point to me a resource---such as a specific book title, or specific place in the Municipal Archives, the NY Historical Society, etc, where I can find what I'm looking for.
ALSO: designs for lintels, cornices, stoops, railings, etc, will be something that I'll need too for the project. Anyone know how to locate designs for any of these?????
Many thanks
Solar Power System
I am looking to install a rooftop solar system on my Brownstone in Clinton Hill. I would be very interested in hearing from anyone who has experience doing this in Brooklyn--how this process went, who did the work, what kind of savings and reliability they have had with the system.
StonerBrown
Why do you need to type in StonerBrown when you post? How does that help Brownstoner?
February 16, 2007
Ethics, Neighborliness, Property Values and Safety Concerns.
I need an opinion on an ethical issue:
I almost bought a certain Brownstone which was found during inspection to have serious structural problems due to an extensive active termite infestation.
The deal didn't go through, and the seller indicated that they were going to just have the termites exterminated without fixing the structural damage, stating a desire to sell the house "as is". Further, the seller, in negotiations, indicated that they may just cover up the structural issues, refusing to acknowledge that it's there in the first place.
I've bought another house not too far from the house in question since, so I have no vested interest in the property, but I recently saw on propertyshark that it was sold not too long after I backed out of the deal.
I'm a bit torn about whether I should bring anything to the new owner's attention, because I see two sides to the issue:
-This person is now a neighbor and A) it brings down ALL the values in the area if anything bad happens and B) it's the neighborly thing to do.
-It's none of my business so I should keep out, despite knowledge of a potentially exremely hazardous condition in the house (it is in danger of collapsing).
What do you think I should do?
questions about taxes on rental
We are buying a 2 family brownstone and renting the top floor apartment to my sister. Does the fact that she is a relative at all impact the tax situation? Do we still have to claim the income or is it different if she is related to me?
Also, if we rent it out to her or anyone else for a few years, claiming the income, and then we start making enough money to stop renting it and start using the whole house for ourselves, does that help us when we sell as far as this whole depreciation tax stuff I have read a bit about? I am confused about that bit.
Thanks so much.
bathroom needs a facelift
Anyone got a recommendation for someone that could take up my old tile on floor and tub surround and put new tile/flooring down? Small, crappy looking bathroom. Not a big job I think. Leads/suggestions greatly appreciated!
John
Creating a bedroom
Aside from the requirement that a bedroom have a window (and coop approval), are there any other requirements such as size for building a bedroom in a coop apartment?
Thanks
how cheap does drywall get?
i need to buy a bunch of sheetrock but i'm pretty unfamiliar with the range of price. i got a quote of 32 cents per square foot for 5/8" 4'x'8' panels (about $10 apiece). this seems like an okay price but if there are $5 sheets out there, i wanna know! so, can i find it cheaper somewhere else?
Duplexing a bedroom
We are considering getting a condo, ceilings are almost 15ft high. We would like to take advantage of the high ceilings, and split one of the rooms (11’x12’) height-wise to create two separate bedrooms for our two children. Can somebody recommend a contactor for this job? Would I need an architect? What are the costs for a project like that?
Seeking Specialist to Replace Metal Door on Exterior Basement
I am looking for recommendations for a company that can replace our brownstone basement door that leads out to the front exterior pit. Not historic, just functional because it cannot be seen. Thx
MADE in Red Hook
my wife stole the latest issue of Men's Vogue (there's a Men's Vogue, too??) from her plastic surgeon's office and they do this great profile on 3 architects from Yale that have set up shop in Red Hook. From their site I can see that they've done some work in brooklyn . Can anyone share any more information about their work.
February 15, 2007
Trash Container permit required?
I need to get rid of 20 yards of trash from a kitchen/bath reno. Is a permit from the city required to have a container placed on the street for a day? Is the permit issued by the DOB?
What's considered low-bidding?
We are new to the home-buying world, and we really love this place we just saw at an open house. However, the neighborhood is not ideal...it's in the "G-Slope" or should I just be honest...it's in Gowanus. Ok, so, we think is it overpriced considering all of the unknown environmental issues. We want to bid 15 to 20 % below asking. Is that just unheard of? Or will they consider it if we back it up with a full list of reasons that support our bid? Any information on this would help. Thanks in advance!
How Do I Find Out When a Building Was Built
For the purposes of figuring out if a building should be rent stabilized, how do I figure out when a building was built?
I can't find the info in ACRIS. Am I looking in the wrong place?
Brand New Whirpool Washer Dryer For Sale
Brand new Washer Dryer for sale. Asking $1100 obo. I bought them for over $1500 with tax and delivery. They're brand new. I used the washer twice, turned out it wasn't meant for a 2nd Floor apartment. It vibrated a lot. It's meant for a ground floor or basement level. The store won't take them back. Just need to get rid of them so I can replace them.
Email ShermLau@yahoo.com or call 212-505-1880
Whirlpool®
3.3 Cu. Ft. Capacity Duet Sport™ Front Load Washer
(Color: White) ENERGY STAR®
Item #: 232560 Model: WFW8300SW
http://www.lowes.com/lowes/lkn?action=productDetail&productId=232560-46-WFW8300SW
Whirlpool®
6.7 Cu. Ft. Capacity Duet Sport™ Electric Dryer
(Color: White)
Item #: 232563 Model: WED8300SW
http://www.lowes.com/lowes/lkn?action=productDetail&productId=232563-46-WED8300SW&lpage=none
More Info at:
http://www.whirlpool.com/content.jsp?sectionId=718
thinking of spring (fence replacement)
With snow on the ground, my thoughts are turning to replacing our wooden backyard fence. We have an old failing basic stockade fence and would like to upgrade to something nicer. There are some references on this site to the fence contractors listed below. Do people have other suggestions or reviews of these folks:
- Brooklyn Fence
- Bracci
- US Fence Systems
- Florida Fence
- Wayside Fence
- Rainbow Fence
- Fence Plaza
- Precission Fence
Thanks very much!
Window Safety Guards
Now that my twin 3 year old have their own room on the 3rd floor I have concerns . Can anyone recommend exterior window safety guards that can be removed incase of an emergency?
Window Safety Guards
Now that my twin 3 year old have their own room on the 3rd floor I have concerns . Can anyone recommend exterior window safety guards that can be removed incase of an emergency?
How low can you offer...?
How low can you make an offer for a brownstone below asking price without it being "embarassing"? I understand that every broker/seller/property is different, but is there any guideline on this? If asking price was $2 million, and one offered $1 million, that would be too ridiculously low. What about $1.6 or $1.65? Is that considered offensive? Or, is there no such thing as being offensive in the real estate world and make any offer no matter what.
thoughts?
Steer Clear of A&K Tile Stuido
After paying a $1000 deposit to A&K Tile to hold a stone for a countertop, I found their estimate to be too high for my wallet. When I told them I had to cancel the job and asked for a refund of my deposit, Gerry (Gerrard Owens) said "no problem." No work had been done, other than providing an estimate. Well, 30 days and counting and it's a problem -- no refund. Check's been "in the mail" at least three times so far. I made the mistake of paying by check from my line of credit. Don't you do the same -- stick to the credit card so you can dispute the charge. These people are overpriced and unscrupulous. Small Claims Court, Dept of Consumer Affairs, here I come.
Floor Plans?
I'm trying to determine whether or not we can build a second bathroom in an apartment we are in the process of purchasing. Does anyone know how to obtain floor plans that we can submit to a GC or Architect so they can make a preliminary determination about feasibility?
Thanks!
How to determine if apartment is a legal 2 bedroom
I'm in the middle of purchasing an apartment that was marketed as a two bedroom, but we just found out that in it's offering plan it was only registered as a 1 bedroom. Does anyone know how I can figure out if the apartment is a legal 2 bedroom. I've attempted to ask the sellers broker but the broker has been unhelpful.
Thanks!
Bed Stuy Restaurant
Does anyone know what the deal is with the space on Stuyvesant & Macon?
The building permit taped to the building says something like "Tavern on Stuyvesant", however there is also a stop work order taped up.
Anyone know the deal?
Any rumors about when it's opening up?
How to Get Them to Do What They Say!
So you want to sell your property. You hire an agent; he promises that he" isn't just taking a listing. "That he "really has a buyer." You sign a contract for a 1 yr. listing. He never shows the property and you do everything he tells you to do. You are now in over your head, with improvements and debt up the wazzu. Still No Sale, finally you fire him after 11 months and No Leads. How can you sell, how do you get the word out that the property is Still For Sale and You are ready to Move.
February 14, 2007
New, unused Duravit tub for sale
Tub for sale:
Duravit 700002 Starck Series 67x 27 Rect. Acrylic Bathtub.
http://store.irawoodinc.com/du70stse67re.html
I bought this for a project (just got delivered) and realized that it
was the wrong size for us - long story. Anyway, it retails
for about $700. Make me a good offer. 917-806-0750.
Landmark Approved Windows?
Any such thing as Landmarks "pre-approved" windows for a slope brownstone? Can anyone recommend any installers or perhaps someone or some way to streamline the approval process? I'm just a workin' stiff in trapped in millionaire acres w/draconian city guidelines.
(and is it just me or do i see a lot of aluminum replacement windows in the nabe?) would also like something energy-efficient and easy to maintain.. Thanks for any advice!
Garage Door
I am looking for someone to replace my existing garage door and wood Frame around the door can some one recommend a carpenter or someone else that might specialize in this field.....
Painter cost estimate?
Would anyone be able to recommend painters who will come to upper Manhattan (Inwood area). I would also appreciate estimates on the cost of sanding, scraping and priming 1500 square feet and ceilings? Thank you for any assistance!
ALUMINUM WIRING
I recently read that aluminum wiring installed in the '60s and 70's presents a potential fire hazard. Electricity in my brownstone (previously an SRO) was "updated" in 1968, mainly additional outlets, etc. No idea if it's aluminum wiring. . Since then my electrician's run up additional cables for washer/dryers/ac, etc., but house has had no basic rewiring since 1968. Things work but some outlets get warm. My electrician's okay for everyday stuff, but I need an expert I can trust to look system over, then give recommendations. Any suggestions?.
Paints Advice?
WIll be doing some painting very soon in my brownstone. I'm stuck on what brand of paint to go for. I've heard to steer clear of Behr and have heard good things about Benjamin More. I've used California Paints which I was really pleased with. Has anyone used Pratt & Lambert? Is it worth going for the expensive stuff like Farrow & Ball?
Good Moving Company
Has anyone here worked with a great moving company? A terrible one?
I'm shopping, I'd love to hear your picks and pans!
iron security bars?
I just bought a condo loft in a 1920s-era old brick school building. The apartment is on the ground floor, so I want to put up bars on the windows, and because it's in a beautiful old building, it's important to me that the bars be attractive and in tune with the building's style. However, every placeIi've called about this so far seems to fall into one of two extremes: either they do super-high-end, $1,500K per window gorgeous custom work (which I can't afford, sadly, especially because our apt haas eleven windows), or they put up pretty much standard-issue security gates that would make the place look like a jail.
Can anyone recommend a place that could provide a middle ground? I'm hoping to find someone who could perhaps add some interesting customization to a standard frame and not charge an exorbitant price for the work...any thoughts?
Granite and Bain Ultra Tub
We are currently doing bathroom renovations to our Park Slope apartment and, purely for stylistic reasons, have removed a piece of 32" x 56" granite and a Bain Ultra 60" massage tub. Both were added by previous owner within the last few years and both are in like new condition. Price is negotiable on both pieces.
Please contact us at graniteforsale@gmail.com for pictures and additional information
Getting Neighbor to Sell Vacant House
Perhaps some oldtimers might have some info on this one. Last night I arrived home to find a stream moving across my basement - and my neighbor's - all originating in a vacant house (50 Putnam). I got the fire department to come, who discovered busted pipes and four feet of water in the basement. Finally the owner showed up in her Mercedes. She says she is trying to sell the house (and got rid of the tenants who had cared for the house for 30 years), but in fact has it listed so high (with "Quality" homes), that I fear it is going to sit vacant for years. It has also been used as a trysting spot and a squat. Question: how do I (legally) turn the screws on the owner to get her to sell or renovate? What kind of violations can I call in? What agencies can I call? How can I, to put it succinctly, make her life so uncomfortable that she will sell at a reasonable price (not to me, to anyone)? Thanks.
Snow Removal
Anyone have a good service for snow removal for the North Slope area? Thanks in advance.
Best/cheapest source for appliances?
Where's the best/cheapest/most reliable store to get appliances?
PC RIchard? Drimmer's? Drimmer's? A New Jersey outfit in order to save tax? I'm about to plunk down some serious change on several new applainces, and don't want to get burned with bad/unreliable service, and want to spend as little as I can, without being penny wise/pound foolish.
Thanks!
DIY Oil Burner Repair?
Has anyone had experience fixing their own oil burner?
aaaaaarrrrggh
Please Brownstoner, make it stop. Too many multiple postings. C'mon people, hit the button once and then STEP AWAY FROM THE KEYBOARD!
February 13, 2007
0% down
Hello,
Can anyone offer a view on going with a 0% down mortgage? I have hooked up with a company called Better Homes, actually investors, not brokers, who are much more willing to loan us based on my excellent credit than our not so excellent income. The bank on the other hand primarily goes on our income and will only qualify us for a $631K mortgage. But we want to buy in CH or Prospect Heights, so need to spend over 900K at least. BEtter Homes buys shells, gut renovates them and sells them. It also finances them. How foolish is it to go with such a company?
Brownstoner.com Problems
Am I the only one who can't get onto today's board? When I click on "Home" I get an old page from last week! No matter what I do I can't get onto today's posts! I deleted all of my cookies but nothing works. I'm only having problems with this blog. WTF?!?!
Question for Garden Apartment renters/owners
Has anyone in a garden apartment ever had to worry about mice/rats in the trash cans right outside their windows? Is this a common thing or not?
Water Heater Requirements
Need to replace an old 50 Gal water heater and was wondering if there is a DOB requirement for the unit. Building doesn't have a C of O yet and want to be compliant when the time comes. Any help? The DOB is no help.
New Condo in Greenpoint -- VERY HIGH taxes after abatement ends
My wife and I have made an offer on a new construction condo in Greenpoint - not one of the huge monstrosities surrounding McCarren Park, but a much smaller 8 condo building on a quiet side street. The building is currently receiving a property tax abatement which is scheduled to last 15 years. After the abatement ends, the taxes are estimated to be in the neighborhood of $15,000 a year!!!
The apt is relatively small -- only 815 square feet -- could the city really be charging $18 a sq foot in taxes? The other apts in the building have similar tax burdens and the building is nearly sold out. Should we worry about this?
Chandalier Cleaning
We have an antique crystal chandalier that needs to be cleaned and restored. Does anyone have any recommendations for someone who does this kind of thing?
Thanks
Support beams/insulation
Hello fellow Bstoners, need your suggestions/recommendations for installing steel support beams in the cellar and insulating window frames.
I live close to Nostrand Avenue and the truck vibrations are a wee bit too intense, especially between midnight and 6 a.m. Purchased the house through a non-profit organization/city lottery and the contractor chose (among other things) not to install center columns in the cellar. Sometimes it feels as if we're experiencing ripples in fault line and the earthquake is about to begin. Yes, the vibration is that intense. One earthquake on the West coast is enough. Give me snow any day. :)
I would like to stabilize the structure more permanently and not use lally/lolly columns. Suggestions/recommendations are appreciated.
Lastly, the window frames (all 15 of them) are ... surprise surprise ... NOT properly insulated. I can feel the cold air coming in from the top portion of the windows when they are properly closed and have resorted to using thermal liners behind my draperies/curtains to save on my heating bill.
Has anyone ever removed windows, re-insulate the area around the window frames, and re-install the windows? If so, whom did you use, can you give an approximation of costs, and time to complete the job? Suggestions and/or recommendations are appreciated even if you did not complete such a project.
Thanks everybody.
cost of electrical upgrade?
We are buying a 3 floor, 2 family brick/brownstone in South Slope. It currently has 70 amps and we were told by the inspector that we should upgrade to 100 amps. Reading some posts here, I am wondering whether that is really enough - would it be better to go to 200?
In addition to the normal lights and such, we'd be running: 4 TV's, 5-6 a/c's (up to 4 at once), 2 kitchens, 3 computers, 1 washer and 1 dryer
How much would an upgrade to 100 amps cost? How much for more than that?
Thanks so much!
February 12, 2007
Brownstone on Lefferts Place
Does anyone know what a unrenovated or shell brownstone with details is going for on Lefferts Place anywhere between Grand & Classon or Grand & Franklin? We love the neighborhood especially due to the fact it is near transportation. We know they have a very strong block association. We would love to find something in that area for under $1 million. Any feedback or insight will be appreciated.
Problem Neighbor, Need Help
We desperately need help. We recently bought a house and with it came a longtime homeowner next door whose 30-something son plays music all day long every day at a level that vibrates the floors and walls, it's so loud. I am not exaggerating when I say we are losing our minds and have lost all joy in life, listening to this 11 hours a day every single day. The stress over it is killing us. The homeowner seems nice when we complain to him, but nothing has improved in two weeks. My question before we escalate our efforts to police and attorneys - will the Environmental Control Board still measure for high decibel noise and do something about it, even if the noise occurs in the daytime? Some people are saying if the noise is in the daytime there's nothing we can do. I did not think that could possibly be true. Secondly, who is a good attorney who handles situations like this? We'd like an expert. Thank you so much for any advice. I've never regretted so much ever before, that we are people who work at home.
This site blows
How can Brownstoner live with himself given that you can barely upload 50 words to this friggin site, and when you do it often quadruple posts? Why is Brownstoner the only site that has this problem?
First Condo Purchase
My roommate and I rent a two bedroom in Prospect Heights, just off GAP and the building is going condo. The insider price, just shy of $300k, is low enough that both he and I(both architects, incidentally) think it's too good to pass up. My roommate wants to buy the apartment as a partnership which I would agree to only if the goal was a quick resale(who wants to own half an apartment?). Does this sound reasonable? Is any bank going to lend someone/a partnership with basically no assets more than $300,000 to buy and renovate an apartment? Would it be better for one of us to buy it? My roommate would be getting his half of our ten percent down payment from his dad while I would be using my savings. Our monthly costs would be about the same if slightly less after the tax savings(god bless the mortgage interest deduction). Even under the worst of circumstances we could successfully "carry" the apartment until one of had to move for other reasons.
coop cornice and roof replacement
Our coop is replacing our cornice and roof and are getting prices back that are way, way, way beyond what RAND, our engineers, led us to expect. Can anybody recommend contractors for a large project like this? Thanks!!
Allison
Wiring Question
I’m looking for a company/person who can give me an estimate to central wire my Brownstone for phone/cable/internet/sound'etc. The kind of thing you see at: http://www.hometech.com/. Legacy Audio has been mentioned on the site before, but their web site doesn’t seem to reference any whole house central wiring. I called their custom installations department and they weren’t sure if they did whole house wiring (“I think so” was the response) and told me that I needed to call the owner. I’ll follow-up with Legacy, but I was hoping to get some other leads. Has anyone done this? Any idea of the costs?
Thanks as always….
Pro housecleaning service wanted
I'm finally closing on my house tomorrow, and need a pro cleaning service. I'm not talking maid, --this is a seriously dirty apartment. (my girlfriend still gags when thinking about it) Hey, the price was right! Anyhow, any recommendations would be appreciated.
Archeological architecture
I'm trying to figure out what must have been an original system in our 1895 Upper West Side brownstone. On each floor we have 2 metal registers in the wall (same side as the fireplaces), each is about 1 foot off the floor and about 2 feet tall and about 1.5 feet wide. There seems to be a cavity in the brick that connects the registers vertically. Whatever these things may have been connected to in the cellar is long gone.
Does anyone know what this system was? Could the registers have been part of an early heating system?
Thanks in advance to the historical sleuths out there.
How much to renovate a brownstone
Do you know how much a square foot it would cost to renovate a brownstone in carrol gardens? I am talking about a complete gut.
If you have any idea please let me know
contractor recommendations
looking for contractor/renovation recommendations for the following work:
1. demo
2. construction of an interior wall
3. built in storage, and
4. refinishing wood floors.
thank you.
ANy good Co-op/Condo Open Houses this weekend?
Did anyone see any good 2-3 bedroom co-op or condo open houses in Park Slope or Prospect Heights this weekend?
Lead Abatement
Anyone out there (especially with kids) have any experience with professional lead abatement... tips on living with lead in your home? Interested in hearing others experiences.
Progeny
Has anyone had any experience with Progeny regarding facade work? I believe the owner was formerly associated with A Malek (they are brothers), but know has his own company. Any advice would be greatly appreciated.
thoughts on Southern edge of park slope?
we are considering moving to 14th Street in Park Slope, but don't know much about the area. Any thoughts? Specifically, we are considering near the park. Safe? Value? Etc... We only know the North slope, so any thoughts on the South slope would be greatly appreciated. Is this even still ocnsidered Park Slope?
thanks
February 11, 2007
Woodworker recommendation
Can anyone recommend a woodworker to do things like custom built-in bookcases, custom shelving, etc? Thanks.
University Towers
Hi -
I see some listings for University Towers in Brooklyn.. Although the building it self, is quite an eye-sore, it seems as though many of the units have upgrades and look quite nice. Any opinions on this building?
Also - does anyone know what the flip tax is on this building?
Expensive Oil bill
My oil bill for three weeks was about $1000. My property is three stories, 5 families and one store, and approximately 5000 sq ft. Does this sound about right? Thanks for the replies.
Slomins
I am at the end of my rope with Slomin's. My renovation resulted in the disconnect of wiring and have been trying to get it reconnected for 10 weeks now. Took 4 days off from work (no joke) for "inspections", "evaluations", no shows, and two separate times when workers showed up at 3:30 to do an 8 hour job, which never got done. When I bought the place 2 years ago, I signed a 5 year contract and my insurance is contingent upon having an alarm system in place. I am actually at risk that if there is damage on my house (fire, burglary) the insurance company wont pay since the alarm system isn't connected. I spent all day Friday and Saturday waiting for workers who came at the end of the day only to tell me that they were dispatched too late in the day to do the work. Supposedly I have an appointment (AGAIN) for next Saturday am (3rd installation appt). The dysfunctional customer service/ dispatch system is Kafkaesque. I could cancel and take them to court over the exit fee (1200 bucks) but it has come down to what is less aggravating to me. I am Fedexing a letter to the owner and head of operations explaining my experience along with complaints to BBB and Consumer Affairs. Any words of wisdom or advice, brownstoners?
Thank you, as always.
Buying a brownstone co-op in Brooklyn
We're interested in buying a co-op that is in a Brownstone-like building in Park Slope. What should we check/watch out for? We've been living in a Manhattan (new building) so we won't know what is in a brownstone that we should check. Please advise. Thank you.
Who Pay's Contractor's Ins.?
Just recieved an estimate from a licensed contractor for painting, plastering, refinishing floors and replacing electrical outlet's in a co-op. The last item on the estimate was an $800 charge for insurance.
Shouldn't he contactor have insurance and be able to submit a certificate of ins. to the bldg. without charging me?
Thanks!
Great Painter & Floor Refinisher
I just purchased a pre-war coop in BH and need a painter (with Insurance) who will sand the walls as part of the prep. I am a decorative painter, working mostly on furniture. I attempted a bit of this myself...using 80 grit sandpaper- it is just too much in the midst of moving to do on my own.
I was also considering Verrazano Floors to refinish the parquet floors.
Recommendations and suggestions appreciated!
Fence Company Recommendation needed
Fence Company Recommendation Needed to install backyard fence.
Backyard Fence
Backyard Fence
Recommendations needed for company to install backyard fence.
converting brownstone into co-op/condo
I want to convert my 4 story brownstone into a co-op or condo, two duplex apartments, any tips or recommendations regarding the process, timeline, dealing with the city etc, would be much appreciated.
thks
converting brownstone into co-op/condo
I want to convert my 4 story brownstone into a co-op or condo, two duplex apartments, any tips or recommendations regarding the process, timeline, dealing with the city etc, would be much appreciated.
thks
February 10, 2007
Countertop Advice?
We are about to renovate our kitchen, and can't seem to decide on a countertop material. We are leaning towards a lighter color, so soapstone is out. We're considering the following:
Marble
Granite
Silestone
Caesarstone (especially their "Misty Carrera" - a great porn star name, if nothing else)
Ice Stone
Any advice much appreciated!
Best Range Hood - Reasonably Priced
We are in the process of renovating our kitchen, and wish to install a range hood, to go with our new gas stove.
There seem to be quite a few options out there.
We need some advice as to brand and the best route to send the exhaust.
The kitchen is on the ground floor, in the back. We do have access to a chimney flue, but it is blocked up, and require cleaning, and probably relining. We can also vent the exhaust out the back wall - a shorter run, for sure.
Is there any advantage of one method over the other?
What brands/models are recommended?
The Viking looks nice, but isn't cheap.
Other brands we're considering are Best by Broan, GE and Frigidaire.
All advice greatly appreciated!
Fixing old windows with broken weights
I bought an old Victorian in Ditmas 10 days ago and realized for the 1dt time today that ALL of the windows on the 1st floor are broken. The ropes are cut & so none of the upper panes stay up unless the windows are locked. Does anyone here know how much it will cost to have them repaired? Wide molding will have to be taken off I imagine & then the windows taken out to the rope can be re-strung & attached. I need a sense of $ cost per window & if possible a suggestion on who can do the work. My floors are being refinished & I have no way to air the plae out so I can work there. Thank you! (we move in on the 23rd of Feb & there's MUCH to do in the interim!)
RE: Burried Oil Tank
Re: previous post about removal of burried oil tank.
Dear Rugby, could you please let me know who did you hire to do the job of cleaning and filling the tank with foam. I have the similar situation and would like to find a proper contractor for it. Also did you need any special permits?
I will be gratefull for any advice and recommendations.
Oak Door Moldings
Hey, does anybody know a good source for hardwood (oak) door moldings?
My front door is a wind tunnel and I want to better insulate it.
Why such a diff in price?
We are planning on attending these two open houses on Eastern Parkway tomorrow. Why is there such a difference in price between the buildings? The “cheaper” listing is priced at $624 a foot, and the “more expensive” one is priced at $500 a foot. It seems like a better value to go with the more expensive one…..Has anyone seen these units? Can anyone figure out why the 1,800 sqft apartment is price so much lower on a per foot basis?
1200 sqft: http://www.corcoran.com/property/listing.aspx?Region=NYC&listingid=937609
1800 sqft:
http://125ep2de.blogspot.com
Buying Bathroom Fixtures Online
Prices for lavatories, tubs etc. online from places like HomeClick and AbsoluteHome.com seem very competitive. Has anyone bought from these places. How was the experience. Were the items delivered on time and in good condition? Any problems ? Appreciate any input.
Pocket Doors Trimming
We are looking for someone In the Indianapolis area who can trim/shave (3) sets of pocket doors. One is a single door and the other (2) are double doors. These doors are is an old Victorian house and are in excellent condition. They are smooth when closing and have never been painted. We need to replace the hardwood flooring and the new flooring is higher than the old floors and the doors will not be able to close. Any suggestions who to contact and what we should be asking when we locate a qualified contractor?
Water main replacement - recommendations?
Can anyone recommend a water main replacement contractor? How much did it cost you and when did you have it done? How long did it take to do the work?
Thanks!
February 9, 2007
Clinton Hill Co-ops
I am looking to buy a one bedroom apartment in the Fort Greene/Clinton Hill area and the bulk of what I've been seeing is in the Clinton Hill Co-ops. The prices are great for one bedrooms in the area, but the complex is enormous and the quality of the renovations in the apartments vary. Some seem to need quite a bit of work to make them attractive but the work needed is all cosmetic. Does anyone have any experience with these buildings or thoughts on whether buying in these buildings is worthwhile investment?
Renovation Insurance?
We are doing a several month near-gut renovation of a brownstone during which time the building will be uninhabitated. Neither our fire insurance policy nor the contractor's covers theft of materials from the site so I am looking into getting renovation insurance policy. Supposedly it only costs approx $300-$400 but I am having a hard time find someone who offers it. Any leads/experience? Thanks.
Delicate Floors
We just moved into a lovely Brownstone in Boerum Hill and have discovered that our wood floors are VERY susceptible to scratching--dare I say, gouging. The floors are beautiful wide plank (don't know what kind of wood) and were very recently refinished but I fear that they were not sealed properly. It's almost as though the finish is "soft" and is so sensitive to scratching. Any suggestions? Is there a seal that would give the floor a proper "harder" finish? Is that something you can do yourself or can you suggest someone? Thanks for the help.
Restoring Old Light Fixtures
I've got very old sconces & ceiling light fixtures coveres in layers of paint from my 100 yo house that I'd like to get cleaned up. Anyone know who does this in Brooklyn? I'd love to be able to put them back up once they are pretty again. Some of the sconces are wood but most are metal and they all have wiring coming out of them or I'd boil them ala Martha.
Steam Heat / Radiator
I have steam heating and iron radiators. I was wondering if any steam-heat experts can tell me:
a) the small 'valve' attached to the side of the radiator on some of them really hisses loudly, while others are not noticeable at all. All readiators get nice and hot... Can I fix this?
b) occasional knocking whent he heat is turned on. Subsides. Anything I can do about that?
Thanks everybody - this site is the best!
Stand Up (Cast Iron) Radiators
Is there a thermostat of some kind that regulates how how an old cast iron stand up radiator gets? Mine are hot water radiators and get unbearably hot in the winter. I've heard there is something I can attach that will regulate it.
Storage Facility
Can anyone recommend a good temporary storage facility near Greenpoint? I've got lots of stuff from a basement that I need to clear out pretty fast and hold over somewhere for a small amount of time until I can sort through everything.
Thanks!
Dishwasher installation
Can two reasonably intelligent, somewhat handy, new homeowners install their own built-in dishwasher without help, without catastrophe? We figure will need to cut into the cabinets (they are crap, we are replacing them soon so we aren't going to be too careful about it) to make a space for it, then divert the under-sink plumbing for the in- and out- hoses. Anyone tried this adventure recently -- advice? warnings? any special tools needed?
Any idea how much it would cost to get a pro to do it for us instead? Recommendations for such a person?
handyman needed
hi there,
I'm looking for a handyman or someone who can come and fix our built in drawer. Basically we have a built in wardrobe and drawers that have been here since our apt was built , one of the drawers is completely stuck and will not open, we don't want to ruin our lovely furniture by knocking into it.
Anyone know of a good handyman who could help?
Leaky windows - best way to insulate?
Our house has leaky windows. They are aluminum frame windows and the leaks are coming from the seams in the windows and also from a few minor cracks in the surrounding building material.
What is the best way to insulate the windows (other than buying new windows)?
I'd like to avoid using that plastic stuff you stick to the inside and shrink with a hair dryer, but I'm not sure how you would fix it up otherwise. Our heating bills are through the roof because of this.
Also, what is the proper material to use to fix the cracks (where the aluminum meets the surrounding plaster)? Patching plaster? Caulk?
Home Repair Classes
Update on a threat posted last fall . .
I came across referrals for the NHS workshope here and got info on upcoming worksops. Turns out there was an open house last night for an upcoming workshop and it sounds great.
There will be a Level 1 class on Saturdays from 9-12 starting on February 17.
There will be a Level 2 class on Tuesdays (?) from 6pm-9pm starting next week or the week after.
There is room in both classes for a few more people. The workshops won't be offered again until September.
February 8, 2007
Frozen Lines
I have frozen heating lines that obviously need to be thawed out. I wemt to Home Depot looking for contractor heaters to bring the temp. up, but they were out as are ALL Home depot's. anyone have suggestions as to where elase I might find something to unfreeze my lines?
Insurance for buying a building w/renovation in progress?
My wife and I are closing on a Park Slope Brownstone that is in mid-renovation going from an SRO to a 2 family. The Building is vacant and has easily another 2-3 months worth of work to complete the renovation to our needs. When we started to look for insurance in preparation for our closing, many companies (Allstate, State Farm…etc) would not write policies to cover our situation. (a vacant building in the course of construction.) The first quote we managed to secure came from a Chubb underwriter (a supposedly a very well regarded company that you pay a premium premium for) and it was a real shock.
Our 3,000 sq ft. building insured for $675,000, based on $225 per sq ft to rebuild (optimistic I know, but I couldn’t bear the numbers based on 300 per sq ft.), came out to $4,893 per year with a $5,000 dollar deductible. Steep already, but here’s the kicker. We were told that the policy can only be written by including two surcharges, one for the vacant building condition and the other for what is referred to as a course of construction (COC) surcharge. Typically the formula for these surcharges is to multiply the base yearly policy by 0.5 but because the conditions are concurrent, the underwriter multiplies by 1.5 giving us surcharges at approximately $7,339 per year on top of the base home owners policy. This comes to a whopping $12,232 per year. We know the monthly premiums will adjust and be pro-rated as we finish construction and take residency in the building, but we are reeling at the mention of these numbers and can sense the added pressure this will add to our construction schedule and overall budget to completion. Any specific advice from those who have been through similar situations? Included below is the informal numbers given in the quote.
$675K Dwelling coverage $5k Ded: $4,893.00 X 1.5 C.O.C and Vacancy Surcharge = $12,232.00
$900K Dwelling Coverage $5K Ded: $7,646.00 X 1.5 C.O.C and Vacancy Surcharge = $19,115.00
1.5M Dwelling Coverage $5K Ded: $7,826.00 X 1.5 C.O.C and Vacancy Surcharge = $19,565.00
Acting as your own GC to save $$?
My husband and I are thinking of acting as our own GC to save money.
1) Will we save money via this approach or do professionals really receive discounted rates on materials?
2) Any recommendations on:
A company for gutting a 4 story house?
A good but cheap Electrician and plumber?
A good but cheap Plumber?
A good drywaller?
Thanks ahead of time.
Single vs Multi-Family
I would like to know if there's any premium or discount on a multi-family brownstone compare to a single family. I am in the process of shopping for a brownstone but was a bit confused with comparable valuation. Would like to hear your thoughts. Thanksarchitectural fees
My husband and I are in the process of purchasing our next door neighbor's apartment. It will be a horizontal conversion, and there are requirements by our bank and the co-op (gut second kitchen cap lines, and create a doorway). We have two proposals by two architects - one for 3,500, another for 5,600. This does not include department of building fees, filing fees, etc. Does anyone know if this is typical? What should architects charge for this? Thank you for your input!
underground oil tank
In a pre-purchase inspection of a brownstone, the inspector discovered signs that there may be an underground oil tank. The building is 100 years old but the seller who has been in the building for 45 years did not know about the buried tank. What are the environmental considerations? Can it be fixed easily? Does the seller pay for the clean up costs or should I wal?
Mouldings that have been skim-coated
Does anyone have experience with baseboard and door mouldings that have been covered in plaster? Is there any easy way to get down to the original wood (it is under there - I have verified)? Will regular stripping products work? Most of my door frames and doors are so covered with this plaster and layers of paint that the doors won't close properly...
thanks!
Have the Prices Gone Up? At least On Houses in WT
I regularly check prices on houses, particularly because I own a house in Windsor Terrace and need to figure out when to sell because of the tricky tenant situation. At some point (in Fall) I thought the prices were budging. But now it seems like the inventory is lower and the prices are higher.. Do people think the same? Is it because of the weather, perhaps? I am curious what people think.
Thank you.
Renovation reference book
Can anyone recommend a good book about rehabing brownstones? We just bought a beautiful brownstone in Bedstuy. It needs a lot of work and we want to make sure we do it right. (Kitchens, bathrooms, detailing, floors, etc)
Thanks for any and all help!
Need to Replace Exterior Door
Our exterior door is coming off it's hinges and we need to replace asap. Any recs for types/brands of doors and someone to do the work. We have Lowes coming out to give an estimate but I want to get a few others for comparison. Thanks!
long showers
I have a new tenant that takes 20+ minute showers... My water heater isn't that big and this may cause other tenants to have no hot water for their showers..... Is it appropriate to say anything to her?
BTW, rent stablized bldg.. I pay for all water and heat cost.
Thanks.
long showers
I have a new tenant that takes 20+ minute showers... My water heater isn't that big and this may cause other tenants to have no hot water for their showers..... Is it appropriate to say anything to her?
BTW, rent stablized bldg.. I pay for all water and heat cost.
Thanks.
advantags to selling two neighboring apartments?
I'm planning on putting my 1 bedroom coop apartment on the market soon and i found out my next door neighbor is considering selling her 1 bedroom as well. I know that realtors like when that happens because the two apartments can be combined, but I can't figure out how that would work to my advantage. Wouldn't i get a better price than if i just sold my place separately? Can someone explain why this would be appealing to buyers?
What is reasonable compensation for lack of heat?
I'm a tenant in a six unit apartment building. Since Sunday the heat has been broken. Fortunately we have some heat, getting us to about 55 or 57 degrees (hey, it's better than nothing), but it's really cold nevertheless.
The landlord is on vacation and won't be back until Saturday. He left his adult daughter in charge but she says that she is unable to do anything until the landlord gets back. She doesn't know much about building maintenance and doesn't have keys to the basement where the heating system is located. We are coping with lots of layers of clothes and electric heaters.
What would be reasonable compensation for us in this situation? We want to come up with something that is fair to us and to the landlord. I would appreciate any suggestions.
Painting exposed brick interior wall
I'm considering painting the exposed brick wall in my bedroom. Does anyone know of a non-toxic primer for brick? Would it look best with an eggshell or semigloss finish? Anyone with painting interior brick experience - I would appreciate your help. The rest of the room has regular walls painted white. I want to do the brick wall a medium tone color. Thanks in advance.
New Concrete and Hatch for Front Yard?
I'm looking for someone to pour new concrete in my front yard and install a new iron hatch on my coal chute. Any suggestions for a reasonably priced, competent outfit?
2 months after signing contract, still waiting~what to do?
2 months after signing contract, still waiting~what to do?
It has been 2 months since we signed the contract and forked over the 10% into escrow on a co-op.
At this time we are still waiting for the coop board to hand over all the paperwork requested by my mortgage consultant.
I call the seller broker and I’m told that they do not understand the hold up, I call back later and I get the same response, it just goes around and around.
My lawyer told me the seller lawyer is also trying to get the paperwork for me. But after 2 months same story, we are still waiting,
Also the roof of the building needs to be fixed as there is water damge in the apartment, again no word yet on when it will be fixed. Needless to say, I am depressed and anxious.
So what are my options other than walking away from the apt. Iove? try and contact the board directly? since the only communication I have is 2nd hand from the broker, Do I contact the seller brokers manager? what exactly can he do anyway?
thanks
February 7, 2007
Transom Glass
I have those snowflake-pattern glass transoms over several of my doors, and two of the panes are broken. I've looked all over for replacement glass that matches and have had no luck at all. Any suggestions would be great.
Glss Cutter Needed
I need to cut a 4" hole to vent my dryer in a think piece of glass in our basement window. 100 year old house ... a 100 year old window. It's wrapped with alarm tape so I don't want to mess with it too much & I decided I don't want to cut a hole in the wall. Anyone know a good glazier? Thank you! (Ditmas Park)
Tasteful bathrooms
Brownstoner readers have unanimously agreed that they love the
bathrooms and kitchens in the latest Ditmas Park HOTD. Is it because
the subway tile + basketweave marble floor + carrera marble look
with console sinks is the only classic look out there? I am reluctant
to go for console sinks because we need storage in the bathroom,
and I am getting what I think are tasteful cabinets made. What
would be cabinets that the Brownstoner reader would think are "nice"
- or are reproductions of Victorian era bathrooms the only universally
admired (or at least not pilloried) look out there.
Staircase
The previous owner removed all of the spindles and handrails and replaced it with iron railing (not very attractive iron railing). I need to purchase 120 spindles and replace the hand rail for all three floors of our brownstone. ANY suggestions on where I can go to buy or make what I need? I first thought salvage but I am not sure if I can score that many. Thanks for the feedback.
Where can I get Sconces?
Does anyone know where I can get sconces that would fit the brownstone style? I'm having a hell of a time finding something fitting. Thanks!
Price Per Square Foot
This question has been tossed out in the past, but I could use an update if anyone is willing to share their market knowledge.
I am considering buying in Brooklyn Hieghts, Cobble Hill, or Park Slope. What is a reasonable price per square foot in these areas, and how should such p/p/s be altered according to floor, availability of outdoor space, parking, presence of period details, etc. (e.g. what is a reasonable premium for a deeded parking spot, or a parlor floor as compared to a second or third floor)?
In looking to comparisons, what's a reasonable target date for price parody? Given the national rise in price of housing stock during the first half of last year, and the fall in the second half, is it fair to target comparisons sold at the end of 2005?
Any additional thoughts on the subject?
Engineer for inspection
I am in the process of trying to purchase a brownstone in Clinton Hill.
I have no idea how to go about finding a reputable and thorough one.
Heimer was recommended by one friend.
I would greatly appreciate tips and advise.
Door Hanger
Does anyone know of someone who is an expert door hanger? I have a very old house and don't want to replace the solid old doors. At some point, I may undertake stripping them, but in the meantime, I would like to hire someone to rehang them so that they will open and close properly and to replace the hardware. Any suggestions would be much appreciated. Thanks.
Frozen Pipes
I have frozen pipes in my garage where the main water supply is and everything is Frozen ! Any suggestions please let me know
Reasonable, but good, contractor to gut renovate a brownstone?
Does anyone have recommendations for a good (but reasonalby priced) contractor to do a gut reno in Park Slope. There is a lot of original detail to be preserved, so experience in that regard is a must. Additionally, an extension might be built in back. Any advice? Also, if there is anyone that you would steer away from, that info would be appreciated as well.
thanks
HVAC System for 4 Story Brownstone
Hi All,
Thank you for your responses in advance. I'm looking for some opinions. I'm am the owner of a 4 story brownstone. We have already gutted the entire building and have started to think about HVAC.
We are looking at Trane Central Air system . My question is if we put the Trane Furnace unit in the basement, will the blower be able to heat the entire house efficiently. Since the blower has to circulate air up 50 feet to the 4th floor? Do you think we would need 2 furnace units to accomplish this?
I know we could get suggestions from a HVAC contractor, but I'm looking for real life experiences in heating a 4 story brownstone.
Please help.
flip tax?
we are going to close on a co-op and the contract reveals a 6% gross flip-tax on sale. This was not mentioned up until now. My question is, (a) how common among co-ops are gross (payable on sale price, not on profit) flip taxes? (b) do such flip taxes come off prices when you look at comparables? (c) is it normal that this surprise was reserved for our lawyer to find?
fence and railing: how to
I know it sounds very stupid but:
We have this very cheap looking fence and railing that was probably installed in 70s and it looks really bad.
Most of the houses on our block have this very decorative heavy cast iron fences and railing. our neighbor told us that it cost them 8K to fix and restore fence. well, ours is gone anyway. but it sounds like crazy price. And it sounds that everybody is paying those crazy prices.
Based on what I read it looks like Vinny dominates the market and if you want something that looks relatively good you should pay high price.
I did some very brief research and found company that supples parts to build fence: posts, panels and other components. I really liked what I saw. And I liked prices even more:
http://www.kingmetals.com/
Obviously, you have to know what to order and how to put all the parts together. And who can assemble all of this?
Did anybody try this? Or the price to build from components is still prohibitive and you do not come ahead? Could it be done under 3K (materials, delivery and work for 10' wide fence + gate + posts + railing for 7 stairs)? what do you think?
February 6, 2007
Questions on insulating a basement ceiling
I am sick of having cold feet! I live on the first floor of my house and since my basement is cold, the floor on the first floor is always cold too.
I've decided to tear down the ceiling that is up there and insulate throughly and then replace the ceiling.
Can anyone offer any advice on materials or techniques? Such as what kind of insulation, craft faced or otherwise.
If it helps, the house is a new construction with gas fired, hot water baseboard heating. The joists are 12" high. The subfloor is 3/4" plywood with 3/4" hardwood flooring.
I am, Victor, a frequent poster/visitor by the way.
Is your heat keeping up with the cold?
As many of you know, I am one of the owners of Gateway Plumbing and Heating. My brother, David, is my partner.
This is an extremely busy time for us and we are taking lots of calls from first time homeowners who haven’t a clue about their heating systems.
Please consider this before calling for service, it may save both of us some time and money:
You have a steam system if there is a tube of water connected to the side or front of the boiler. You may also notice that your radiators sometimes make a hissing noise.
That tube of water should be about two-thirds full when the boiler is off and just warm to the touch. If it isn’t, add water slowly using the manual (non-electric, hand operated) valve while watching the water rise in the tube. DO NOT leave the valve on.
The boiler fills the radiators with steam when the flame is on. You can not bleed the radiators in this system. They bleed themselves.
Your boiler may also have a pressure gauge that almost always reads zero. This is normal in a steam heating system. Don’t let it drive you crazy.
If the room doesn’t warm up but the radiators are hot to the touch- the boiler is working. You do not have an emergency. It is simply too cold out for your system below a certain outdoor temperature. Don’t panic. There’s a solution to every problem.
You have a hot water, or hydronic, heating system if you have a pump and/or gauge that reads pressure and temperature all in one.
Yours is a very adaptable system. If you feel like the system isn’t working, go to the boiler and listen. The pump will run if the thermostat is calling for heat, even if the boiler isn’t operable.
If the pump isn’t running, check the one or two on/off switches for the boiler (one at the top of the cellar stairs?) and the fuse or circuit breaker.
If they’re all on, check your thermostat for low settings, dead batteries and programming.
Many new boilers have safety shut off devices that activate in the presence of a failing chimney. In many cases, these work LONG before your carbon monoxide alarm gets the chance.
If you suspect this may be the problem, call a professional.
John A. Cataneo, Jr. LMP
A.k.a. Master Plvmber
www.GatewayPlumbing.com
Urgent--no heat--need contractor immed
This is an urgent request for help. The heating in my building broke and the landlord is on vacation and unreachable. I'm going to consult with the other tenants in the building asap, but if we need someone to come and make repairs, can you please provide recommendations? We're in the south slope. Thanks! !
Cost of Permits
With all the recent information about the requirements of permits for certain jobs, I was wondering if anyone could give me an idea (I know it depends on the job) of the cost of permits. I am asking because I am getting ready to renovate my kitchen - I would like to add about 3 outlets and recess lights. Also, I would like to add a connection for a dishwasher and a second (prep) sink. My contractor, of course, said that for these kind of jobs permits are not necessary and that they are expensive! But what does that mean - someone on the blog said they are paying $5,000 for a violation??? Also, can you submit the permit expenses for tax purposes? Thanks!!
Post-Construction Cleaners
I'm nearing the tail-end of a multiple-month apartment renovation (beyond excited), but what's going to remain after all this wonderful work will be a nasty mess. There was some demo done, and lots of work on the moldings and plaster, so there's a tremendous amount of dust and debris in the place. I'm thinking of hiring a company to clean up afterwards, so the place will be in great shape for a move-in, and I'm looking for recommendations of any experienced post-reno cleaners you know. I was quoted $400 for a 5-hour job (on my 600 sq. foot place)-- does this seem reasonable or high? I'm looking for something a little more detailed and involved than I think the typical housecleaner can provide...
Roof Deck ideas
Once the weather improves we are thinking of putting a deck and fence on the terrace we have on the top of the extension at the rear of our bstone. I would love to hear ideas people have for this space.
The terrace space is about 8 ft wide and 11 ft long and has a short parapet wall around it, with terra cotta coping stones on top of the wall. Acess is through a window. The terrace slopes toward the main part of the house, with a hole at the base of the parapet wall at the low point leading to a drain pipe.
Any thoughts on a flooring material, e.g. wood deck, or rubber tiles? Any thoughts on what kind of fence we could use - the parapet wall is not tall enough to be safe.
Thanks.
Electrician
I am looking for a reasonably priced electrician to do some smallish jobs in a Brownstone. Any help would be greatly appreciated.
Coop? Condo? Tenancy in Common?
Our lawyer was being cute when he said that the difference between a condo and tenancy in common is about $200,000 in legal fees, but if we're thinking about buying a building jointly with friends, how should we think about the difference between forming a cooperative and buying as tenants in common?
Tree and other stuff falling into wires
in my back yard i have a tree that has fallen and is threatening to lean on some cables running along the back of the property (about 10 ft up, are these power lines or phone/tv?). the tree is not yet touching anything, but it's not gonna get any straighter, either. on top of that, there is one of those old ladder-shaped clothesline hangers in the back that has broken off its base and is resting IN BETWEEN two of the cables (also not actually touching the wires).
if that weren't enough, the neighbors' yard has some sort of vine that has grown all over the cables as well, and the vines have started to make their way across the wires into my yard.
SO, my question is, who do i call? i don't know what the cables are for, so i don't know if i should get Con Ed involved (not that i want to). but i'm not sure who can help me remove all the offending materials (tree, vines, clothesline thingy). anybody got any ideas?
Best source for tile?
Wondering if anyone has a suggestion on where to get bathroom tiles (subway, marble, unglazed hex, etc.)? Ive been to a couple of tile stores and Im finding the pricing situation and the lack of knowledge on the salespeople part frustrating.
I have a very good idea of what I want. In my past tile shopping expeditions I have been told that what Im looking for "doesn't exist" (and of course it does, is made by multiple manufacterers and the store Im in carries it!); that what I would like to use is "not recommended" (and of course its specifically made for that purpose). Then when I finally get the pricing on those items, Im told that when we are ready to buy that they will give me a "better price" but they can't tell me what it is. Um, how can I be ready to buy without knowing the final price?
This seems like incredible bullshit to me. Just tell me what the price is and be knowledgeable about your own products!
Help!!
My Fence is Totaled!
Our garden fence is old and falling down. Anyone know how much it's gonna cost me to replace the whole darn thing? I just want to put up another wood fence...As soon as it's not 15 degrees outside of course. Thanks!!
Starting a Reno Blog
I'd like to start a reno blog for the Ditmas Victorian we just bought. I've been taking alot of pictures as we've removed acoutic tiles, '70's wood paneling to reveal some pretty cool 'hairy' 100 yo plaster walls with great big holes in them, finding some beautiful old wallpaper 3 layers under the more modern ugly paper I wanted removed ... nothing major but over the years we'll be taking on various small projects and I want to document our ownership & work. Anyway, how do I go about loading the pictures, where do i set it up etc. Flikr? Here? The image sizes are fairly large so I can zoom in & crop on photoshop etc. Just looking for the easiest place to do this.
Thanks
EIFS INSULATION
Has anyone ever used Eifs insulation? (otherwise known as Dryvit or Parex)
We have a very cold exposed wall and its been recommended as an insulation option and a way to stop the condensation on the interior of the wall.
I'd love feedback.
More Renovation content please!
When I search for renovation information or help, or tips, Brownstoner tops the google results. Just some creative input here, but it seems like Brownstoner is really moving towards the real-estate, neighborhood bashing, am i safe to live in this nabe or that blog. True thats in the forums, but more concentration on the ins and outs of finding good renovation help, etc?
thanks for my rant, no hating here.
More Renovation content please!
When I search for renovation information or help, or tips, Brownstoner tops the google results. Just some creative input here, but it seems like Brownstoner is really moving towards the real-estate, neighborhood bashing, am i safe to live in this nabe or that blog. True thats in the forums, but more concentration on the ins and outs of finding good renovation help, etc?
thanks for my rant, no hating here.
1 family & 4 boarders CofO
my turn of the century frame row house C of O pulled from the City records in person, not online, says my house is a 1 family and 4 boarders, what exactly does this mean?
1 family & 4 boarders Cof)
my turn of the century frame row house C of O pulled from the City records in person, not online, says my house is a 1 family and 4 boarders, what exactly does this mean?
February 5, 2007
Cedar Siding Contractor
I was wondering if anyone could recommend a decent contractor who can replace my aluminium siding on my house with new cedar siding. Do I need a work permit for this project? I know other people have posted this topic but I cannot see the post and the replies to it. Thanks GRPS
Cedar Siding Contractor
I was wondering if anyone could recommend a decent contractor who can replace my aluminium siding on my house with new cedar siding. Do I need a work permit for this project? I know other people have posted this topic but I cannot see the post and the replies to it. Thanks GRPS
Help, animal in rafters!
Brownstoners, I need your help. Here are the facts: 1 detached wood frame 3 story house. At night, I hear some sort of animal (mouse, rat, squirrel?!!) in what seems to be BETWEEN my ceiling and the roof. This is in a room with a flat roof above me. What can I do? Do I have to cut a hole in the ceiling and look? It sounds like it's chewing on something. Is there some sort of sonic device i can get to flush it out?? How do i get to this thing??? THANKS!!!!!!
Help! Sinking kitchen floor
Our garden level kitchen measures approximately 14' X 12'. There's a slew of imperfections, but the main point of concern is a sagging area over the threshold that connects to the living room which has been getting progressively worse over the past few years. I' m looking for a qualified, professional GC who could reinstall and level a floor and (in a worst case scenario) address a sagging joist. Thanks.Electric Permit but not other permits?
We are doing some work on our house - plumbing for a new bathroom, and adding an electric meter. Our electrician is filing with Con Edison and the city for the new meter and the city will have to come inspect when the work is done. We have not however filed for the plumbing work. My concern is that when the city comes to inspect the electric it might be clear we have had other work done without a permit. The electrician assures us that electic inspectors care only about electric systems and won't be concerned with anything else in the house. Is this true? Or are am I setting myself up here for trouble?
how much to install recessed lighting?
we want to put it on our parlor floor-one room in front and one in back. how much should we expect to pay? thanks!
Adding a room in back of landmarked building?
Are you allowed to add an addition in the back of a landmarked house for a kitchen?
Whole House Fan
Has anyone installed a whole house fan in a brownstone? I don't think they are suitable for flat rooves. Are their alternatives like a mushroom type fan with a 12 inch or so diameter to pull the hot air out of the house??
Thanks
Basement finishing: need permit?
I am having a licensed contractor finish my basement: he will put in a new floor and new stairs, repair and paint the walls and a window, take out some wooden dividers and take out the ceiling. He will also build a stone wall around the furnace area. A plumber will replace the water heater and reroute two hot water pipes. An electrician will reroute the wiring exposed by the removal of the ceiling. The basement will continue to function as a storage space.
Do I need a DOB permit? Thanks!
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Williamsburg Penthouse Condo for Sale
446 Kent Avenue, #PHC
Three Bedroom Penthouse for Sale!
This duplex condominium is amazing. It is currently a two bedroom, however, the seller has plans to construct a third bedroom, which will be completed by the time that you close.
The gourmet kitchen is spectacular and perfect for entertaining your family and friends. After dinner, you can move your company upstairs to the private outdoor patio that overlooks the East River and Manhattan.
The building has a doorman, parking and there's a water taxi that will take you to Manhattan.
Asking Price - $1.9M
Adding a kitchen=changing legal use?
Setup: legal 2-family four story brownstone. garden rental, owner triplex above--a relative or friend will be living on the top floor (mebbe an oper). If a kitchen is added to the top floor to accomodate this person, is it necessary, by any architect or DOB standards, to change the legal use of the building and convert to a 3-family if a new kitchen is added for a relative/oper? Follow up question: are handicap ramps required for a 2-3 family conversion?
Basement Oil Spill
I had a very dissappointing experience last week with the removal of an oil tank from my basement. Long story short - the tank had to be cut in order for it to fit out the coal chute. Unfortunately, no attampt was made to NOT spill oil all over the basement floor. Although the gauge read "0", there was still fifty years of sludge etc. that spilled everywhere. After removing the oil with a number of loads of cat lillter (its amazing how well it works) I'm left with quite a stench. The oil stain is dry - I even vacuumed up the remaining dust from the cat litter. I've been ventilating as much as I can, although it has been tough given the weather we are having.
I'm thinking of sealing the whole area with some sort of paint product - the area is currently unpainted cement. Any feedback on the paint idea and/or suggestions on how to get this stink out of my house?
Thanks in advance
Entryway Stucco or Paper
We have a 20' wide house (staircase on the left) and are trying to decide what decorative finishes to use in the parlor level entryway. We are planning to paint the stairwell, but would like to do another finish on the right-hand wall.
The choice is between William Morris-style wallpaper and Ventian stucco. Which will age better design-wise? Which is more desireable in case of re-sale? Our style is somewhat eclectic, so either finish would work well with the rest of the house.
One caveat: we could DIY the stucco, but would have to pay for the wallpaper & installation.
What to do?
Skilled Tile Installation in Brooklyn
I need a skilled and experienced person to install large format tile in my bathroom (wall tile is 12" x 36" and reaches 8 feet up the walls). I would like someone who has some experience with intalling open showers, i.e., can slope a mud bed to a centered drain in an open shower with no door or curb.
Any recommendations?
Thanks!
Mirror installer?
I would like to have mirrors installed as the backsplash in my kitchen. Can anyone recommend someone they have used to install mirrors? So appreciated.
Mirror installer?
I would like to have mirrors installed as the backsplash in my kitchen. Can anyone recommend someone they have used to install mirrors? So appreciated.
Washington Condos
Anyone know what's going on with the C of O issues at the Washington Condos? Should a buyer still beware? Thanks.
How long for a gut renov?
We are considering buying a 4 story brownstone in Brooklyn. The details of the house remain in tact, but the house needs a ton of work. For example, it needs all new plumbing and electrical. How long would it take (realistically) to put in new plumbing/electrical? Additionally, we would be putting in new kitchens (triplex and in ground floor rental) and redoing the bathrooms. We are wondering how long it would be until we could move into the house. We are not talking about the house being completed. Rather, simply livable (ie the plumbing works and the electrical has been redone). Then, when the contrators work on the kitchens/bathrooms and whatever else we want/need done, we would be in the house.
Also, total cost of redoing plumbing/electrical (disregarding the cost of renovating/adding kitchens/bathrooms).
Lastly, the house has "forced hot air" (and thus extensive ductwork). Is it possible to utilize these ducts for central air conditioning? If so, what is the cost to add central air?
thanks!
renaming parts of bed stuy
i've seen and heard many discussions lately about this. how does one go about waging a campaign to rename an area into "micronabes". (nolita, bococa, dumbo, etc) it seems like bed stuy is the last area in nyc to have experienced this, which makes no sense as it is the largest part of the city. people are constantly making sweeping generalizations about the area as a whole- it seems that a geographical naming breakdown is overdue. any ideas on names? who do we cc on this?
Brownstone on Lefferts Place
Does anyone know what a unrenovated or shell brownstone with details is going for on Lefferts Place anywhere between Grand & Classon or Grand & Franklin? We love the neighborhood especially due to the fact it is near transportation. We know they have a very strong block association. We would love to find something in that area for under $1 million. Any feedback or insight will be appreciated.
Brownstone Insulation?
I'm doing a partial gut renovation of a single family corner brownstone with over forty windows. The house is approximately 5,000 sq. ft. and will include a three zone HVAC system. I'm taking down most of the interior walls to accomodate the central air, electrical and plumbing upgrade. Since most of the floors will be open to the studs, I was wondering if I should take this time to also insulate the entire building. The general contractor says that outside of the top floor ceiling, insulating the rest of the house is unnecessary and is rarely ever done in brownstone renovation projects. Is he correct? Just how much insulation should one use when doing a total home renovation? Should every room/ceiling be insulated? Or is this overkill?
February 4, 2007
iron post on tile floor
We want to remove iron posts (1" sq.) and railings from our home interior. The posts are installed in/on a tile floor. How do we remove them? Thanks!
Tom
Inspection?
I We've done a bit of interior renovations over the years, nothing structural, no major changes. We've ripped down old plaster and put up drywall, re-tiled the bathroom, laid new flooring, new kitchen cabinets... We recently came home to a notice on the door from DoB saying we were illegally renovating. We ignored the first one but got a second notice saying they would get a warrant. My wife called and scheduled an inspection. I think this might have been a mistake. What if they decide we did major renovations? We have no CofO, but the building was renovated by the previous owner 10 years ago. What if they say we did it without a permit? Will we face a fine? Have to tear stuff out? Should I cancel and risk the warrant?
Local Soapstone Fabricator and Source?
Can anyone recommend a relatively local fabricator and source for soapstone other than M. Texeira?
Public Service Announcement (?)
My sister's apartment building burned to the ground last night in the Far Rockaways. Got out with her kids safely and only the clothing on their backs. Just got me thinking about how quickly every "thing" in our lives can vanish. Time to make sure insurance policies are in place, that you have all our important paperwork in the Fire Box, update the emergency contact list, make copies of all documents, contents of our wallets, passports ... our harddrive full of family pictures & videos backed up & put elsewhere. Family fire drills to think through.
Cost and Time for Amending C of O
I have a two family home in Brooklyn with a 3 room basement (street level). I would like to convert the basement which is used as a rec room to a rentable apartment. The basement has plumbing for water and gas already installed along with a seperate front entrance and rear windows in a back room that can be used as a bedroom. Does anyone have experience with this type of building change and an idea of the costs involved and time required to obtain a new C/O to make it a legal three family ?
akurum shelves
I like the pull our drawers in the akurum line, however ikea's cabinet sizes are just to limited for what I need. I have been searching for someone who sells a box pull out drawer in metal or plastic somewhat like the akurum drawer, so I can make my own cabinets.
Any suggestions?
Source for replating?
Does anyone have a local source for replating miscellaneous door hardware that has been stipped or damged?
February 3, 2007
Solar inspections...
We just got this e-mail from the DOB explaining why they need to have a lot of oversight on the installations of solar PV systems. Has anybody on this blog gone through this process before? It sounds really difficult and expensive to me. And very well might make us blow off installing solar panels which is pretty pathetic. It just seems really hard to do in NYC now....and my guess is nobody is wanting to be a guinea pig for the city. Our solar contractor said he wasn't going to actually plan on doing any jobs in NYC until they figured it all out.... so much for global warming concerns!
DOB & LPC
I'm renovating a house that is currently calendared for landmark designation. My plans were approved prior to calendaring. Since we are converting the home to a three family, the only way my plans could be approved by DOB was if a handicapped ramp and railing were installed on the garden level and a handicapped accessible full bathroom in the garden level as well, which I was very unhappy about. Since we are nowhere finished with the renovations, now that the house is calendared to be landmarked, do we have any recourse. Can the LPC help us get a waiver?
We are also upgrading the wiring and converting from oil to gas, so I guess this will also apply with the electrical and gas meters being placed outside my home. Since the house is calendared and not designated, I don't know if the previous post below would apply.
http://tinyurl.com/ywyoly
Thanks.
Removing concrete subfloor
We are in the process of removing a 3 square foot area of concrete subfloor. Is there any easy way to remove it besides renting a small jackhammer?
I was thinking of using a circular saw with a masonry sawblade and cutting multiple parallel lines about an inch apart to help break it up. Any suggestions would be appreciated
Cleaner & Garbage Collection Recommendation
I am looking for a cleaner for the common areas of our building, to include putting out the garabage, and snow shovelling etc. Can anyone recommend a company or individual?
Many thanks.
Painter to recommend
I just had an excellent painter do my hallways, stairwells and a couple of rooms. I can highly recommend Gordon Voisey at
917- 576-6747 or email at gvoisey@nyc.rr.com. He's efficient, quiet, reasonably priced, and was able to hide some difficult old leaks in the plaster very nicely.
Dan
(212) 877-5400 daytime if you want more info. about my recommendation.
February 2, 2007
Sewer Line
I am thinking of buying a brownstone and am concerned about a sewage leak in the basement a few months ago (the seller told me and the inspector that there were clogs in the basement pipes that have since been cleared). The inspector recommended that I have the sewer line from the house to the street. What do you think? How much if (and I hope not) the main sewer line to the street needs to be replaced? Thanks!
CON ED METERS vs LANDMARKS
This question was asked before but I can find it in the archives.....
We are upgrading the electric in our brownstone (110 to 220) and just had an inspector come in from Con Ed. They are now insisting that the meters have to be on the front of the house versus the cellar. We advised them that this is a Landmarked block and I could not put meters on the facade. I wanted to make sure 1. that this was indeed the case and 2. if there was anything I could point to to help my arguement with them. Thanks for the help.
Woodworking Job-ISO HELP
We're trying to get our front entrance doors on our brownstone (classic double entrace doors with glass in middle and transom on top) restored and the interior parlor floor pocket shutters replaced on a total of 5 windows.
We have tried to get someone from both Southslope Woodworks and from Heights Woodworking to come and give us an estimate, but to no avail. Southslope wont call us back and Heights Woodworking STOOD US UP for an appointment. When we called to find out what happened, Annie at Heights (a real gem of a person) couldn't offer us another appointment for 2 weeks. You'd think for big jobs people would want to do business with you, but it doesnt seem like it.
Please tell me there are more than two businesses out there that are doing this type of work?
Victor Rojas contact info?
I can't find his contact info in the forum. Does anyone know how to get in touch with him? Thanks.
Infrared paint remover
Has anyone ever used The Silent Paint Remover for stripping old wood trim or plaster mouldings? If so, Does it really work? What was your experience using it like? And is it worth the money? Thanks.
Unscrupulous broker
Has anybody dealt with a listing agent named Jasper "Jerry" Marino ? He's from a Remax agency in Bay Ridge. We had a really bad experience with him. What's with this guy?
Who does dipping? Rojas?
I havea dozen or so doors I wanted dipped & stripped. Who does this very reasonably? Does this Victor Rojas? Where can I find him.
ALSO, as a way of saving money I have thought of staining the doors myself. Can an amateur do this OK?
thanks!
movers and shakers-moving company
does anybody have any experience with these guys?
Electricial work
We're having some new outlets put in and the electricians have cut about 4 holes (roughly 8" each) in the walls and ceilings for each new outlet. Forgive my ignorance, but is that standard? It looks like exploratory surgery here...
February 1, 2007
Brooklyn Hot-Tub Party!
Is it just me, or is there a lot of hot-tub lovin' going on in Brooklyn these days? (To clarify, I'm not claiming with that sentence that *I* am getting lotsa underwater affection.) What I mean is: We've just completed a house hunt that took us through 50-plus bstones/rowhouses in Bklyn--CG, CH, FG, CH, even P$ just for laughs--and saw five or six houses with people-cookers in the backyard. Way more than I would have ever expected. Usually in conjunction with pressure-treated decking and a taller-than-code privacy fence. You could shoot some rockin' porn at some of these places--particularly the 3-family shithole on 3rd Street in CG for $1.5 mill with the algae-filled pool, the two rent-controlled tenants who've been there since the 70s, and the geriatric cats. (Oh, shit, I'm losing my chubby.) We saw two or three Jacuzzis out in the open IN THE MASTER BEDROOM SUITE of a couple places, which actually skeeves me out even more than outdoor lovebuckets. I remember one outdoor scene on Clermont that had a beautifullly landscaped backyard, but was still totally dominated by this fake-wood tub that looked like Jackson Brown and Carly Simon should be simmering in it, passing joints back and forth. I mean, seriously: Do you really want a warm little pond in your backyard in Brooklyn, New York? Wouldn't critters get in there and rot? Rats? Skeeters? Clamydia? And, given the close quarters and the weather here, is this really the place to git nekkid and drink sangria with your neighbors' hot wife? (Or hot husband?) What's next: mustaches? Oh, wait, those are already back...
Ocean Ave
Hi there, I am curious if people know anything about the apartment buildings around Ocean Ave. around Foster/Farragut. I've lived in Brooklyn for ten years,(recently in Kensington), but I really don't know this area. I am finally in the place to buy something modest and the price on the coop is seems good and is in my range (2 bedrooms around $200,000). I have a daughter and have been trying to research kid friendly things in the general area, but didn't see many parks/playground immediately apparent. Any information would be great!
Excessive Electric Consumption
I have a four story brownstone where the top floor has been occupied since august. It seems like the wiring was last updated about 20 years ago. My tenants were complaining that in the last month, the space heaters that they use in addition to the baseboard heating, have been tripping the circuit breaker. Additionally, they use two refridgerators (don't ask), which from time to time overloads as well. They just got an electric bill that was triple their normal monthly output, without any change in their electrical usage. What could cause the sudden electrical consumption since this has been their habit for months???.....
when to tell month-to-month renter she's out?
We are about to sign a contract on a house with a rental that is occupied by a month-to-month renter. We are planning to take over part of the rental for my mother-in-law and rent the rest to my sister. We will close in late March and will need the rental unit vacant by May 1. When should we tell the current renter that she has to leave? And how - is there any legality in this situation that I should know about as far as it being in writing, or does her lack of lease mean all bets are off?
Thanks.
Sunset Park
I'm a first-time homebuyer looking for a coop or condo in Sunset Park. Where can I find a reputable real estate broker that knows the area? Thanks.
Dealing Post Fire
My wife and I have been slowly renovating our home over the past year and a half when it tragically caught fire destroying most of the house. We bought the house in many ways because of its age and detail (classic bed stuy brownstone). I am wondering, as we try to figure things out, if anyone can recommend a great contractor who knows and loves these old buildings as we do and who can give me a bid for putting our home back together. Thanks for taking the time.
Good Electrician
I need an electrician to install some lights -- any good recommendations?
Architect seeks Structural Engineer for small addition projects
I am an architect in Brooklyn and our office is searching for recommendations for small engineering offices that would be capable of and interested in working on a number of brownstone additions and renovations. Any suggestions, or if you are an engineer and would be interested, please respond here.
Bed Stuy Entrepreneurship
What are some businesses that are needed in Bed Stuy?
Anything you wish you had here? Anything you find yourself going out-of-neighborhood to get?
Somone else using (stealing?) my electricity, ConEd says yes, any help?
We moved to a small co-op building (8 units) in the summer and our electric bill the first 2 months were about $60. Then one month it jumped to $120 then $190 the next and finally $290 in December, without us changing our usage dramatically. I called ConEd to check if the meter was broken and they came and unplugged everything in our apt and saw that the meter was still running. They told us that the meter was OK but that someone else (outside my apt) must be using our electric line somehow. They could do any more than that and said it was my problem to figure out how this was happening.
Has anyone ever heard anything like this, I do not think any of my neighbors is maliciously using my electricity and I spoke to them all and they all said that they didnt know anything about this. How can I figure this out? I dont want to continue paying $300 coned bills when they should be $60. Anything like this ever happen to you?
Any help would be appreciated.
Thanks
Closing. Not for a person who wants to understand the numbers.
The closing process is appalling. I can’t believe in an industry so active, so old and so all about numbers that the process isn’t more orderly. The final numbers we got just before closing can in no way be compared to the good faith estimate. I thought I’d get a list with the same line items just slightly different amounts. Instead I got two large numbers that contain many of the line items but no way to extrapolate out which items. The final closing costs are in the right range but there’s no way to know for sure what items are included in the final numbers. It’s absolutely absurd to me that this isn’t done in a more orderly way given what is at stake. Anyone who really cares to know that it all adds up is totally screwed. Thank god I trust my real estate lawyer. Vent over now I am off to my first closing.
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.