Forum
Forum Rules and Regs
Here's what's allowed on the Forum: Questions from readers about renovation, gardening, real estate and quality-of-life issues relating to home ownership; readers (not businesses) are also encouraged to post architectural salvage items for sale. Here's what's not allowed: Self-promotional posts by businesses of any kind, events postings, off-topic rants and cut-and-paste articles. Contractors and other service providers may respond to general reader questions or to specific negative reviews. Thank you. Update: Going forward, posts will now be reviewed by a moderator before getting posted to the Forum.November 20, 2009
Great Electrician
I wanted to recommend an electrician that we used to rewire our 4 story 2 family brownstone. His name is Sal, and he's at LB Electric. His cell is 917-627-9903.
When deciding on an electrician, I believe I called between 10-15 of them and got quotes from at least 6 or 7. I called many of the recurring recommended electricians from this site, as well as a few other local electricians that I found through google searches or just from walking around my neighborhood. I wanted to go with someone who was local because the closer they are the better, in my mind.
I found LB Electric by googling online. Sal's quote was by far the most reasonable. For example, his quote was 30,000 less than the highest quote I got (from one of the electricians who was recommended on this website). He gave me some corporate references for building companies that he's done work for. They all checked out.
We are nearing the end of our project now - installing fixtures - and his work has been top notch, he has been reliable in showing up, and he's done a lot of arguably extra things for us, suffered through some contract changes, and had a wonderful attitude the whole time. There were a few mistakes in the way the switches were wired by his employees, but they are fixing those now. Some of the boxes weren't installed totally straight but he's also fixing those. (Happily and without attitude or anger, which is a big plus in my opinion). He is very friendly and spends a lot of time personally making sure the job is right. I am posting him today because we thought that one of the workers dislodged some electrical piece that made our boiler stop working. We then got power to the boiler, but it wasn't turning on. I called Sal who said he'd come over to fix it. It turns out it wasn't an electrical problem, but somehow, another person (don't know who) had turned off the water supply to the boiler. Sal fixed it for us, free of charge and happily and said "Hey, you don't need to call a handyman! I used to fix boilers." Last week, he took me to a lock wholesaler in the neighborhood because I had been having a hard time finding the right kind of electric lock for us. He waited at the store and helped me select one, and then got me a discount through his account with them. I have NEVER met a contractor who has been so nice, thorough, and reliable as Sal. I'd firmly recommend him to anyone.
If you have questions, I can try to respond to this post.
Dryer Venting Help
Hello, I live in a 24 unit converted to condo building where the sponsor did a dodgey job when installing our washer and dryers in the '80's. Half the units have gas and half have electric. NONE OF THEM ARE VENTED. Does anyone know the legal code for gas and electric? Right now, some units with electric have vent buckets, but I don't think that is enough. Obviously, gas is completely illegal, but we aren't sure who to fix the situation. WIll we have to put vents out into the fresh air on the roof? How are the self venting dryers? Are they up to code and will not pose a health risk or fire? Any help or websites would be greatly appreciated.
severe dammage by tenants
I need a bit of help. The 3rd floor tenants are rent controlled.They rigged up a shower back in the past with out the consent of the previous landlord. I asked them to put up a shower curtain they did not The water damage ran all the way down to the basement causing the repair of joist @ 14,000. We,incidentally thought the leak was from a toilet that the previous landlord...however it was from their rigged up shower. Appertly the leak has gotten even worse. I had closed of my kitchen cabinets when I opened one to get a glass I discovered the cabinets were filled with black Mold and the wood was totally destroyed. I am now facing having to gut my kitchen (which I don't have the money for and having to repair their bathroom and do mold containment. I frankly want them out or at least held accountable for their destruction. I figure another 10,000. bringing up the cost to 24,000. Can I do this with out a lawyer...our lawyer is fairly expensive and they are rent control. HELP!
metal fence patch work
Can someone recommend a local salvage yard where I may find several feet of metal fencing for a fence patch job?
The fence is nothing special. It was built in 1970. I share the fence with both neighbors. It need not match, but it should be similar.
I get the feeling that I'll need to go with new fabrication, but I'd rather recycle if possible.
thanks all
How to Paint Stoop?
The landing and steps on my stoop made out of concrete and painted in brown colour. It has a few minor leaks so I want to repaint and reseal the surface. What should I use to seal it?
thanks
Martin Brandwein?
Has anybody ever worked with architect Martin Brandwein? All feedback is appreciated.
Heating Issues
Hi all,
I have a question about my heating system. In the past couple of weeks or so, I've noticed that my gas heat randomly turns on and off despite my thermostat settings.
For example, last night it went on when my apartment was approaching 70 degrees and the thermostat was set at 50 or below. It's hard to hear it turn on, but I heard some bubbling and the radiators were warm to the touch and emitting heat.
What could be causing this? I have a very new boiler but an old thermostat. Do I need a new thermostat, or could it be a problem with the boiler and/or its connections to the radiators?
Also, any recommendations for a type of thermostat (and a good contractor to install it) if I were to get a new one?
Thanks for any help!!
-C
Gas Heat -- Random Start/Stop
Hi all,
I have a question about my heating system. In the past couple of weeks or so, I've noticed that my gas heat randomly turns on and off despite my thermostat settings.
For example, last night it went on when my apartment was approaching 70 degrees and the thermostat was set at 50 or below. It's hard to hear it turn on, but I heard some bubbling and the radiators were warm to the touch and emitting heat. It didn't get below 50-55 or so yesterday, so there's no reason it should've turned on at all.
What could be causing this? I have a very new boiler but an old thermostat. Do I need a new thermostat, or could it be a problem with the boiler and/or its connections to the radiators?
Thanks for any help!!
-C
Plumbing Estimate High?
I just got an estimate from my plumber: Disconnect and remove one toilet and two sinks and file with DOB- $1500. Am I out of touch. or is this not high?
Thanks for any input or recs for another plumber....
November 19, 2009
Credit for bathroom mirror
Hi Brownstoners,
First, thank you to everyone who gave advice on my post about doing a first walkthru/punchlist.
So, the walkthru is done, and one problem we found was a large chip at the bottom of the mirror above the sink in the hall bath. The seller says he can't fix the chip and will give us a credit to replace the mirror.
The problem? I have no idea what it would cost to replace this thing and, unfortunately Brownstoners, I don't have a pic of the whole mirror, either (I know, I'm an idiot).
Basically, you can see the width of the mirror in the pic above. It is a frameless mirror attached (I think glued) right to the wall. I'm sure removing it will do damage to the wall, so I want to take that into account when figuring out the credit.
The mirror is probably about 4 feet high and 2 feet (maybe 2 and a half) across. It's not a medicine cabinet, just a flat mirror against the wall.
Any ideas of what I should ask for?
Additionally, in the master bath, there was about a half-inch gap in one spot between the CeasarStone countertop and the sink (someone cut the countertop incorrectly, leaving more space than needed for the sink). The seller was able to fill the gap with caulk matching the shade of the CeasarStone, but agreed to still give me a partial credit, since the caulk shouldn't be there.
Again, I'm not sure what this kind of mistake is worth. Any suggestions?
Thanks a million, all!
PV
Custom Shower Glass and Hardware
Hi Folks,
Am completing a new shower space that requires custom shower glass, hardware and installation.
Anyone have experiences with this good & bad, and perhaps references.
Will appreciate any and info.
Thanks
harrytrav
in need of old sink!
We are renovating our pre-war apt. and need a 1930's sink like the one pictured. Specifically it must be on 2 metal legs (a pedestal will not work b/c of the drain location). Anyone out there have any ideas about where to find one (and quickly? We are willing to get it sprayed.
AIA contracts
Hi... just looking to get some info. Our trusted engineering company sent a standard AIA contract to cover our business with a contractor for an extensive exterior reno of coop building. A consulted lawyer (to review the AIA contract for us) stated that it would be cheaper to use them to write their own contract vs extensively editing the AIA contract. I don't know how to begin to interpret that... any thoughts on what I need to consider?
thanks
engineer inspection
Can anyone out there recommend a good engineer inspector who is reasonably priced. Perhaps one that you may have used when purchasing your brownstone. Thx!
Replacing Windows/Brownstone
Trying to decide between Windows We Are and Bay Ridge Windows. WWA has been flakey to deal with so far. Any advice would be great!
Jim Hill-Urban Pioneering
I must mention Jim Hill of Urban Pioneering...he has worked with many of my customers and is straightforward, detail oriented and honest and gets the job done. He is also LEED certified and looking to make Brooklyn greener!www.urban-pioneering.com
GORGEOUS BROWNSTONE MOVING SALE
Park Slope Brownstone moving sale. Sat Nov 21 and Sun Nov 22, 10am - 4pm. 30 years worth of gorgeous collectibles from family home. Includes gorgeous rustic and antique furniture, couches, crockery, crystal, brassware, linens, rugs, etc. Preview available at http://picasaweb.google.com/eso.robinson/FURNITURE?feat=email#.
Location: 448 Sixth St btwn 6th and 7th avenues, Park Slope, Brooklyn, 11215.
For early inquiries, please contact Elizabeth at 917.56.8105.
Building Sketch
Looking for an affordable solution to have someone rough sketch a multi-use proposal for R5D zoning in Kensington along Church Avenue. The proposal is for an academic (MBA) project.
Unable 2 close tilt+turn window
We have PVC windows that open inwards 2 ways -from the top and from the side ( tilt and turn ). Somehow we have managed to open the window from the side when it was already open tilting inwards from the top !!
And now it won't close as it seems jammed and the window won't tilt back so we can lock it in place.
Any solutions please.
Hot Water Problem!
Hi,
We live on the top two floors of a Brownstone (in Harlem)...sorry, I know this is a Brooklyn blog, but not sure where else to ask.
We have hot water, however, it tends to run luke warm after 30 seconds or so. Turning it off and on again does the same thing - hot, then luke warm.
Any ideas what this could be? We just bought the place a week ago and the old owners had a new boilder installed not too long ago.
Also, can anybody recommend a plumber who can look at this?
Much appreciated :)
Broken Sewer Main
My sewer main is broken. After having it snaked and jetted. There seems to be a crack in the pipe 27 to 30 feet out in the middle of the street. Has anyone used Alex Figilioa Water and Sewer before?
Illegal Business Next Door
I live next door to some guys who have set up a recording studio in their house. Nobody lives in the house, and there is no soundproofing. They live down the street and just use the house for recording sessions. Unfortunately, I share a wall with them. They definitely have clients over at the space, I've seen Bentleys parked out front. The police ignore my noise complaints. When I called 311 tonight about more noise, they suggested I talk to the DOB about a business being run in a residential building. Anyone have experience with this sort of thing?
Phil from Scott Schnall's office
Phil from Schnall's office recently left to work for himself. Does anyone have his phone number?
Thanks!
November 18, 2009
Habitable? Financing? Time-Bomb?
I visited a three-story (plus cellar) brownstone for sale. It sorely needs a gut renovation, and is priced accordingly.
(Asking price is 1.1M. The selling prices of post-reno comps are in the 1.6M to 1.7M range.)
To my eye, the exterior walls look okay.
The interior, however, is a wreck.
My concerns involve the roof and the electricity.
It looks like part of the roof is collapsing.
In the master bedroom (on the top floor) there is a hole in the ceiling, two feet in diameter. You can't see through to the sky, but you can see that the ceiling is rotting.
Toward the middle of that same room, not far from the hole in the ceiling, there's a home-made, impromptu, floor-to-ceiling support beam, made of cardboard boxes piled on top of a home exercise machine (!) which seems to be holding up part of the ceiling.
There are a couple of garbage cans in the master bedroom to catch the water when it rains.
Although most of the water damage seems to be in the master bedroom, there are additional water stains in other parts of the building, both on walls and on ceilings.
The view from the backyard shows some of the roof sagging over the back of the building.
As to the electricity, it was non-functioning in much of the brownstone. The realtor had to use a flashlight to show us around.
Does anyone have any thoughts about whether banks would be willing to provide a mortgage for a place like this?
Or, would banks consider the building to be unhabitable, and deny a mortgage?
I'd rather not make an offer and hire an inspector if I'd just be wasting my time and money.
Does anyone have any additional thoughts?
Thanks!
Carpe Diem / Hastens Bed
I am looking to sell a gently pre-owned Carpe Diem Korno mattress, king size. Mattress and top mattress only (no base). Its firmness is half medium, half firm. Beige color. Carpe Diem compares the Korno to the Hastens 2000T II; see links at bottom for both. Both retail for more than $20,000 for a king size set (mattress, top mattress, and base). I am looking to sell my mattress and top mattress for $6,000.
I have owned it for three weeks; it is like new. If you are seriously considering a Hastens or Carpe Diem bed or mattress, you should consider this opportunity to save a lot of money. I am pretty sure you can buy the base if you need it and still save a lot.
I will deliver it for free anywhere within a reasonable distance of NYC. Please email me if you are interested, follow link to my craigslist ad and reply to it.
Links:
http://newyork.craigslist.org/mnh/fuo/1472548167.html
http://www.carpediembeds.com/beds/korno-12
http://www.hastens.com/en/THE-COLLECTION/Continental-beds/2000TII/
Apartment Door Numbers
Hi all,
I'm looking for a place to buy some tasteful door numbers for my apartment door. Any recs?
Thanks!
Bars on Fire Escape Windows
I have a question I hope someone might be able to answer. I live in a fairly large building (approx. 70 apartments) and I have an apartment that happens to have a window to the rear fire escape. Problem is: my apartment faces an alley that exits right onto a fairly busy street and my (irresponsible) neighbors always leave the gate open which allows a perfect view of my apartment window. I'm on the second floor so I'd be the easiest apartment to try to break into. I've asked my super a number of times about a gate being put on those windows but he tells me it's illegal. Any on have any input on this? It makes me want to move.
Skylite heat loss
Hey all:
How do you prevent heat loss thru this skylite, which is over the stairwell. I've heard about the 'build a plexiglas board' underneath. THat would be very difficult, for any number of reasons, in this case. What about wrapping something around the opening? It would be something, anyway.
Need new range installed
I am having a new range delivered and will need it installed with gas connections. I'm having an electrician come in prior to the delivery to crank up the electrical power but will need a person to actually install the range. (It is a 30" dual fuel). Any recs?
Wood floor disaster
Our floor guy put a sealer, Golden Oak Minwax stain, and three coats of water-based satin finish polyurethane on our pine floors. They looked absolutely beautiful -- a very even shade of medium brown. But we were concerned the satin finish wouldn't be strong enough for soft pine floors, so he suggested one more coat of high gloss. Though now he says he used semi-gloss. Anyway, so we saw the floors today, and now they are too dark and the color has changed. They look orange, purple, and yellow. Plus the finish is uneven, so they are shiny in some parts, matte in others, and look like someone spilled sticky candy in places. It is totally unacceptable, we have already paid him most of the balance, and we have to move Tuesday. He says he will come back Monday and buff out the semigloss and put down one more coat of satin. He swears the color and finish will be like before. I am dubious. Anyone know? Anyone had this problem before?
Cost of Bathroom in Basement
I have unfinished basement. it is more than 50% above the ground and more than 7' hight. I want to put bathroom (shower/sink/toilet) in bathroom and want to estimate cost. It would be something really basic and I can do most of the job myself. Of course I will need to hire plumber/electrician if necessary and do all the related legal stuff. Is there any unexpected complications in this process? i.e. will inspectors come in and give me ticket for unrelated stuff? Anything else I should think about before starting with this project? How much do you think it will cost?
Faucet-Installing Mom Update
My coop's not-so-competent handyman is knocking on my door as I asked him to install kitchen faucet. But I am hiding from him... I mentioned the faucet to our super yesterday & he said I was crazy to have him do it. Super said I should say I wasn't going to be home & he would find someone to do on handyman's day off. Apparently everyone thinks he is incompetent but he has been there for 35 years & is in the union. Supers says only way he is going out is for his funeral. Also said he wouldn't fit under my sink. Oye...
Utilities & Credit Checks
Move in date in a couple days. Calling the utility guys tonight but I wanted to know if ConEdison and NationalGrid perform hard credit inquiries?
Thanks.
GC needed for bathroom project
Being OK at "handyman stuff," I went to regrout part of the tub this past weekend (after a on/off again leak) and found a bag of snakes. Rotten patch job (by the Mrs and I earlier in the year, wunderboard gone awry) rotten wire mesh, wet beam (notched by a past plummer years ago we guess), BX too close to the water lines...and of course the retiling.
Photo attached.
May be a bit more than we can chew (depending on what is found), or want to.
Any recommendations on a general contractor for a smallish-medium job? We may have other worked covered while we have someone on hand (cut off valves, replace work sink fixtures, bathroom fan, etc.), but need someone with more "house knowledge" than the Mrs. and I care to guess/do, unless we have to.
So, plumbing, tiling, drywalling (from the leak) and possible some electrical.
Any recommendations would be greatly appreciated... and did I mention we have an open shower wall? Thus time is of the essence.
shredding papers
we're about to move and while going through our stuff we are uncovering lots of papers and documents that need to be shredded. This is more than our little personal paper shredder can handle. Can anyone recommend shredding services where we could bring them a few boxes or where they could come over to do the job.
Blown-in Insulation
Does anyone know about blowing in insulation into closed walls and flat roof? House is 17' X 44'. The top floor is freezing in winter and boiling in the summer. Any recommendations on a company that can do this? Is cellulose good? Should vents be installed in the roof? Please advise.
Mortgage Broker Recommendation
I want to HIGHLY recommend Adam Dahill (who posts a lot on this site) for anyone who's looking for a mortgage broker. We had a great experience working with him on the refinancing our loft in Williamsburg. He's well-organized and knowledgeable and helped us refinance at a reasonable rate- after we had an awful experience dealing with Wells Fargo directly. He can be reached at adahill@wcslending.com.
Contacting Landlord
Do I have any rights to contact my landlord directly? I have never met him or spoken to him- ever since I moved in I have dealt with the Superintendent directly. The superintendent has not been responding to a lot of issues in my building and I was wondering if he is obligated to give me the Landlord's contact info if I ask for it.
Thanks in advance, and I would appreciate if any one has any info or tips on how to deal with a negligent superintendent and absent landlord.
Question about DOB Violation
My neighbor to the left of my driveway has an DOB violation that was opened earlier this month for illegal construction. This guy somehow managed to build a 20x 25 1 story structure in his backyard, which is about 2 feet from property line and my driveway.
I personally see his structure as an eye sore, and I would like it to be taken down. As someone having interest in the outcome of this situation, do I contact DOB to address my concern, and make them know that I don't want that near my driveway? Also, I consider his structure to be a fire hazard.
While I'm not trying to be a pain in the ass neighbor, I do need to protect my interest. if you don't who will, know what I mean?
Any thoughts appreciated.
Any though
November 17, 2009
Plywood Sheet for a Door?
I want to make a large sliding door based on a single sheet of 3/4" plywood. The problem is, the sheet would ideally be 6 foot x 8 foot. I understand that the standard size is 4x8. Do 6x8 sheets exist / are they available without paying stupid premium? Where would I get one? If I were to bolt together 4 sheets of standard 3/8" & cut down to 6x8, would i have any issues (would it be better or worse)?
FYI, the door I am considering putting in is a barn door style, framed with 1 3/4" wood with the plywood covered in 1/2" industrial felt on both sides.
Thanks
Faucet Spray Head Replacement
I'd like to replace this faucet spray head, which I believe is for a Hamat Dominique 8-1222 faucet. Where can I go?
Gotham Brokerage
I been with contact with someone at Gotham Brokerage for my renters insurance. I'd like to hear others experiences they've had with Gotham Brokerage before I officially submit my information to them. Stories welcomed. Thanks :)
Need a Broker to Buy?
My husband and I are buying our first home and are looking for a brownstone in either Cobble Hill, Park Slope, Carroll Gardens or Brooklyn Heights. We've lived in various parts of Brooklyn over the last ~7 years but have always rented.
So, we're just wondering whether we really need a broker. With all of the internet resources nowadays, it seems like we can find listings/open houses on our own and save the expense of a brokers fee (even if the seller covers it, we figure not having to pay it increases the opp to negotiate).
We would appreciate some feedback on the pros/cons. Thanks!
DOB Audit
Hi All,
We were in the process of getting our COO. (new construction) We passed final construction inspection , plumbing, etc. For the past few months we were in the proccess of filing for our COO. Low and behold we get a stop work order (even though the house is done). They audited the plans and have a few objections on the plans. My specific question is after we fix the objections on the plans, will there be a re-inspection of the house? The house already gained a FINAL construction signoff. Any help appreciated.
Tx,
Rog
Retainer for architect
Is it standard to pay a retainer to get an architect started on plans? And how much is normal?
Violation Reissuance Program
I have a situation in regards to this Violation Re-issuance Program. I received this paper from HPD in August stating to fix 2 violations from 1997 before I acquired the house. I fixed the violations before the cert date and mailed in the form. My problem now is that I am refinancing and cannot move forward until these outstanding violations are removed. I called HPD to find out if this was possible but she said that an inspector could be out in 90 days which would be a disaster for me. So I went on the website and it said that if the inspector did not come to inspect the home within 70 days on the 71st day the violation will not out of their system. Is there any truth to this? How can I can get the inspector to come and inspect faster so that my refi can go through?
homeowners' insurance
Hey.
Which broker do you guys use to purchase insurance? It's a freestanding Ditmas Park Victorian.
Thanks in advance...
Magnificent 3-Sided tub Redo
Great vintage tub, must go!! No chips or rust. Spots in the pic are dirt. 30x60. For pick-up in Bed-Stuy. Best offer. Email pddesign@sprintmail.
Street Cleaning / Leaf pickup
Now that the leaves have very much fallen I have a question.
Given that the city has suspended the leaf pickup and the street cleaners will not clean the sides of the streets because of the leaves (they just drive down the middle of the street). Can I just sweep the leaves from the side of my street into the middle of the road right before the street cleaner comes by?
First Floor Apartment Security?
I am moving into a first floor apartment. There are bars on the windows facing the street, but not on the windows (or doors) facing the garden. The landlord told me that they cannot install bars bc they would be "liable" if we were robbed or if there was a fire and we were trapped. This sounds ridiculous to me, but I can't force them to install them. However, I do need some type of security - don't I? Does anyone have advice on installing such bars myself (and how much that would cost)? Would it be more efficient (and cheaper) to set up an alarm system?
Thanks!
(Brownstoner posters, you have been invaluable to me with all of your advice during my apartment search)