Contact info for Architect David Johnson

Housepoor, i realize that. I used 20% because that is on line with what some contractors will mark certain things up.

I am not sure what a gc’s liability insurance costs. Aside from that. I am wondering if these contractors consider worker’s comp a payroll expense or an insurance expense. My mom worked for an re management/owner and i will ask her how they looked at that. There is no way out of some of this and the city does not care if hic’s like me have insurance but with gc’s they require it.

justinromeu26

in Architecture 2 years and 1 month ago

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steam_man | 13 years and 6 months ago

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We may be able to help you. Contact me today and let me know some details, heat@moltenmechanical.com.-SM

BHS | 13 years and 5 months ago

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I used it for this purpose on a french door on the back of the house. it’s a deterrent in the sense that it takes longer to break in, but give someone 20 minutes or so and they’ll still be able to get in, or so I read. But that additional hassle may make a burglar move on to the next house or make it more likely someone will spot him trying to get in.

From what I’ve read online though there are lots of things a burglar would look for before resorting to breaking glass so make sure you have those covered too: unlocked doors and windows, easy to pick/remove door locks, exterior door hinges, sliding doors/windows that can be lifted out, etc.

pacificist | 13 years and 5 months ago

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i tried posting this answer once already and it didn’t take, so sorry if it turns up twice.

bhs’s advice for other entry points to keep an eye on sounds smart. as for windows, you might also look into security window film. i haven’t used it personally and don’t know how well it performs or how much it costs compared to severe weather-resistant glass, but i do know it’s out there. http://bit.ly/jDtdbU

jockdeboeraia | 13 years and 5 months ago

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You should ask your architect.  You may find the reason there is no window is due to fire rating of the wall.  It can be dealt with, but it would be expensive if that is the reason.

stevecym | 13 years and 5 months ago

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The hinge plate probably popped out because someone stuck something such as a broom handle in between the door and the frame to hold it open.  I had seen this many times in commercial real estate and the last few times this happen, we simply welded the plate back on to the frame. Steve http://brownstoner.staging.wpengine.com/tinkerswagon

masterbuilder | 13 years and 5 months ago

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I’ve fixed a lot of metal doors over the years that have taken a beating.  I’ve installed a lot of these:  http://www.hagerco.com/ProductDetail.aspx?Cat_Prod=05a590ff-38f2-dd11-bde8-001d093554b2

Usually the retrofit is made by the use of drill bits and simple tools called “taps” that allow for threading metal to accept machine screws.

masterbuildernyc@gmail.com

adam_dahill | 13 years and 5 months ago

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Are you looking at 1 unit houses that you want to convert to 2 units? Why don’t you just purchase a 2 unit or 3 unit property? You can purchase together and one lives in one unit and the other lives in the other unit.  You can hold title in various ways such as Joint tenants where the property reverts to the other in case of death or tenants in common, etc.. I honestly think you are making it more complicated than it needs to be. If you plan to convert the building to coop I would highly suggest you go condo. It’s EXTREMELY difficult to get a mortgage on small coops of 4 units or less. I’ve had success but there are very limited options. Give me a shout if you want to talk particulars but as long as your credit and income are good you shouldn’t have that big of a deal obtaining the property. Converting can be done later. 

-Adam Dahill
WCS Lending
adahill@wcslending.com

joshseawalker | 13 years and 5 months ago

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Thank you for the info.  Sorry if I am being unclear.  This language is all new to us.  We are buying a multi-family home and splitting into a two family home.  We need to know the process of splitting it on paper as well so that if one of us wants to sell their unit later in life they can.  I think you are saying that we “condoize” it (make it into two condos) and we both own a condo at that point.  Is that correct?  If so how does it work to appraise the two different condos?  Thanks again.

jameskoster | 13 years and 5 months ago

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Hey Josh:

Sounds like you’re actually considering a “combination” rather than a “split” — semantics!  Anyway, your deal touches on so many issues, it’s crazy to try to get into it here.  The responder above is a mortgage specialist, so he’d be best to answer your financing questions.  As an architect, I can tell you that the building will need a new Certificate of Occupancy unless it already is a legal 2-family, so significant drawings will have to be produced to get that approved by the City and eventually by the State Attorney General, if you decide to condo the property.  I know some solid real estate lawyers who could advise you on how to best define your ownership agreement, and the list really goes on.  I do know of one company that acts as a sort of “developer for hire”  they may be able to help you.  For the architectural part of this, you’re going to need someone with considerable experience in condominium projects as well as Brooklyn brownstones — we have expertise in both project types in-house, and I’d be happy to talk with you further.  If you are interested, you can check out our website at:  http://www.jkosterarch.com/

Good Luck!