Poor Steam Pressure


I have a three family building with steam radiators and a Burnham boiler. Last winter, we really had no heating issues to speak of. Prior to this season’s heating, we had our local plumber do a tune up of the boiler and also replace most of the radiator valves, pitch the radiators and generally “balance the system”. I thought we’d preempt any trouble but since that was done, the house takes quite a bit longer to heat up. Unless we set the thermostat very high, the boiler usually kicks off before heat can even get to the last two risers at all. There is also one radiator that never gets hot. The plumbers tinkered and looked and looked and finally concluded that the boiler is undersized. It is a Burnham model 406b rated for 447 steam sq ft. The plumbers say I need something in the 600s. The building is four stories and 20 by 40. This diagnosis would make sense except that the building is the same as it was last year! The only difference I can think of is that they had noticed that two risers that run in the middle of the house that don’t have radiators attached to them had old valves attached. I think that last year one of them wasn’t getting hot at all. This year, with the new valves, that riser gets hot too. I wonder if the steam going to that extra riser could tip the scale and make the difference? Or could they have adjusted the boiler pressure in a bad way. On the boiler pressure gauage, it literally reads zero now, even when it is on. I’m not sure if it is broken or not. I don’t really trust the old plumbers who did the work so maybe I will get someone else in but any advice from anyone else that has seen their heating pressure (as I would describe it) drop would be great.

Categories: Plumbing
By Colonel | 12/17/2009 1:42 PM | Comment

Oil versus Water Based Finish


Hi, I have seen earlier posts on this but am wondering if anyone has had recent experience with a water based floor finish for hardwood. We are just finishing a renovation on a garden and parlor floor and have oak on one floor and pine on the parlor – but that need sanding and finishing. I don’t have much free time anymore to do the work or much research and just got quotes from the two wood guys across from Lowes. Both recommended traditional oil poly. We have a two month old and are a bit concerned, even though we can stay out of the apartment for at least a few days or even a week from when the finishing will be done (though we will be two floors up in our rental unit). So I think we can avoid the cure fumes but now there is a lot of literature on the more long lasting “off gassing” and it’s enough to give me …gas. The wood guys say that even the best water based finishes need to be redone in about two years which of course is not what the products’ manufacturers claim. Another supposed benefit of the water finish is that it doesn’t amber over time but I actually like that look and don’t see that as a plus. So – any thouhgts on whether long term off gassing is really a threat and/or recent experience with a water finish?

Thank you!

Categories: Floors
By Colonel | 05/21/2009 11:01 PM | Comment

2 Parlor Floor Pella Windows


Due to an ordering mistake, we have two extra windows that were intended for the front of our brownstone. They are Pella “Architect Series” custom length windows, black exterior. Frame is 35 by 88. Rough opening is 2’11-3/4 by 7’4-3/4. These are great windows and would cost about 2300 new. I will sell them for 500. They are unopened in their packaging, with screens. Email avery.kotler@napster.com if you are interested.

Here is a paste of the full spec: “Architect Series, Clad, Model 3, Black (PR0089), Half Vent/match, Half Vent, 5/8″ InsulShld IG Glazing, Half Screen, Champ Lock Only, Fins (single unit per design), Std Primed Interior.”

Categories: Windows
By Colonel | 05/12/2009 10:45 AM | Comment

Ceiling Fan Questions


For our parlor floor living room renovation, a typical rectangular config, we just installed two ceiling points of light. I want ceiling fans but my wife makes the point that chandeliers give a much richer look and the lights on the fans tend to not be the brightest (since we don’t also have high hats). Question 1 – do most people always match the two fixtures in a room? The room itself will be separated functionally, with a sitting area on the front side and a tv/couch area on the other. So I think having a nice light fixture in the front, with a fan/fixture in the back might work. 2 – do people here think the fans really do save energy and help cool? 3 – for our garden floor, where ceilings are just about 8ft only, do you think a low slung fan can work in each bedroom or is that ceiling height too low? Thanks and happy new year.

Categories: Lighting
By Colonel | 01/02/2009 12:41 PM | Comment

Marble Counter Top – Practical?


I would love to use white carrara marble for our kitchen counter but have heard so many people warn about stains, scratches, and whatnot, that I am second guessing. Of course, most of these peeps have another stone or material for their own countertops… Anyone have experiences, good or bad, to share?

Thanks.

Categories: Kitchen & Bath
By Colonel | 12/27/2008 11:41 PM | Comment

Pregnant and Renovating


Hi, I am sure we will be judged by some but we recently moved into a brownstone that we are living and renovating, with my wife now 4 months pregnant. That being said, we are mainly renovating the lower duplex, while we live on the top floor apartment while the work is done. The building is four stories and there is another tenant apartment between us and the parlor. Our contract has put a big dust screen and it seems that dust is clearly making its way up the stairs but has not really creeped into our top floor apartment in a big way. That being said, out of caution, we moved to my parents house for the first two weeks, which will be the demolition. We’re planning to use “green” paints and have asked the contractor to let us know if he plans to do staining or anything else that will generate huge fumes. So to be clear, we are not doing the renovations and we’re living two stories above it. Also, we’re not going to scrape much plaster or lead paint. Mainly we will skim coat over that and repaint. So I hope that minimizes some of the lead exposure. We asked our doctor and she said that lead is very tough to pass to a fetus and the precautions we are taking sound fine. Our contractor and architect also both said we would be fine. Of course, they are interested parties but I do like and trust both of them. Now, I am sure I will get a lot of varying opinions here and the invariable critiques. Still, I would really appreciate people’s thoughts on this situation and the best way to mitigate any risks. Thanks.

By Colonel | 11/02/2008 2:22 PM | Comment

Solar Heat and Electric – Follow UP


I would love to hear from the poster who posted in May – progress, learning, suggestions for others looking to go this route? Input from anyone on this topic would be appreciated. I am renovating a Carroll Gardens brownstone and would like to learn more. Thanks.

This is the post:
____________
May 13, 2008
Solar Water and Electric

I’m probably going to install a 5 KW solar system and a hot water (3 panels – 80 Gallon) system on my brownstone in Boerum Hill. Is there anyone who has either or both systems who I could speak to about their experience with solar?

By Colonel | 08/18/2008 4:17 PM | Comment

Cost of Central Air?


Hey, I just put in the long and convoluted posting (sorry) about the resale value of central air but also meant to ask what people think how much this should cost? The last contractor I spoke with told me 25K, for two floors and a large compressor. Sound right?

By Colonel | 07/11/2008 7:19 PM | Comment

How Important for Resale is Central AC?


We are renovating the garden/parlor duplex of a 4 story brownstone that we just bought, on a fairly tight budget (for this sort of project). Our family will need to live on the lower floors and rent the top two. So we want to fit 3 bedrooms and two baths onto the garden floor. We have two sets of plans that we are shopping, one of which includes a garden floor extension that makes it much more comfortable to fit the 3rd bedroom in. HOWEVER, with the added cost to do that, we could not afford to add in central air. Looking toward resale, I want to understand how important people think it is to have the central air included in the mechanical update?? I don’t think it is that important to me, from a day to day living aspect. However, if we are selling this one day to a luxury buyer and telling them that the mechanicals are done, will the value of that mechanical upgrade be much lower if they feel like they have to add in AC and rip out the ceilings to ductwork…etc? Thanks.

Categories: Renovation
By Colonel | 07/11/2008 7:17 PM | Comment