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: Promotional posts by businesses, real estate listings, events, off-topic rants and cut-and-paste articles. Contractors and other service providers may respond to general reader questions or to specific negative reviews. Thanks. Update: Going forward, posts will now be reviewed by a moderator before getting posted to the Forum.Buying Parking Spot in a Co-op
I'm interested in purchasing a building parking spot from one of my co-op neighbors. The bylaws are silent on transactions like this. Anyone know what is involved (ie do new shares need to be issued? do we need board consent? any idea of transaction costs and can one attorney handle for both sides?) I just don't know where to begin. Thank you
Free Audio Rack/Glass Shelf (Clinton Hill)
I will be putting a disassembled audio rack/glass shelf (tempered glass) out on the curb this evening. If anyone wants it, come by to pick it up. It is in front of 355 grand ave (between Greene ave and Gates ave) in Clinton Hill. If someone can come by tonight, I can hold it till about 9pm before I put out on curb.
Happy with Your New Furnace?
We are planning to install a new forced air, gas furnace this month, and a new hot water heater per MP's advice to an earlier post.
National Grid gave us a quote this spring, but they no longer do this work. So we have one referral from Master Plumber (he doesn't do forced air).
Looking for more advice. We live in 4-story/3 family...Our furnace is at least 37+ years old, so our thought is to do this before it craps out one cold winter night.
Anyone have a great experience and a name?
thanks
Free Toilet
Free toilet - sitting in front yard 135 henry st brooklyn.
pickup today before trash day tomorrow.
Finding Out What Requires a Permit
Hi,
We're planning some projects for our house, nothing too major - replacing an old front window with a new bay, putting up a pergola in the back yard to give us privacy.
Before we get going, I'm wondering if there is a resource somewhere that tells you what kinds of project s require a permit.
Any input would be appreciated.
C of O Application in DOB Sink Hole
I know the C of O process is supposed to be horrendous, but I feel our experience is getting out of hand. We passed all electrical and plumbing inspections in the spring. Final DOB inspection was in May, and all objections were resolved and logged by DOB as resolved by mid May. Since then, our expediter claims to have tried to see the Deputy Commissioner and now the Commissioner at least 30 times in order to have the last stated requirements waived since they don't apply to us. However, expediter can never get a meeting with any of these characters because of some lame excuse on their part in order to complete this step. What are we missing? What other alternatives are there? Are other people experiencing this problem? This whole thing sounds absurd, should I write my Council Member? I don't know, I'm at a loss. We are desperate to get this C of O, since our bank refi'd us on condition we have one....
Rug / Carpet Sources
Hey guys and gals,
With a little one crawling about, I need to put some sort of rug or carpeting over our hardwoor floors. Besides Home Depot and Lowes, does anyone have any local recommendations? I'm thinking about a 15ish foot hall runner and a low-lint 6x8ish rug for the living room. Our current faux persian rug sheds too much. Thanks!
Good, Reasonable Place for About 150 sq ft Installed Carpet?
Any recs to share? Just need to put down wall to wall carpet and pad in one 12x13' room. What's a ballpark cost? In PS area.
Thanks!
THE PARTY IS TONIGHT!!!
Hey folks, the party’s tonight!
Let’s end this long summer right
We’ll be at Hot Bird
Tasty drinks will be served
Please come - we really don’t bite :-)
Are you worried ‘bout writing a rhyme?
Having trouble with meter and time?
Look below for a sample
If you need an example
Then try writing just a few lines!
That brownstone is missing a lintel
It’s something that is quite essential
The pics look so gory
It’s only 3 stories
Why didn’t they list with Prudential?
In case you somehow missed our intensive marketing campaign (ha!), there is a going to be a swinging Brownstoner.com party tonight at Hot Bird. Come say goodbye to summer Brownstoner style. Don’t forget about the First Annual Brownstoner.com Limerick Contest! Bring along a limerick or two that you’ve written relating to Brownstoner. Prizes will be awarded for the three best limericks submitted. Even if you don’t write a limerick, you should join us anyway! We are super excited to see everyone, new and old, at tonight’s shindig.
Hot Bird is located at 546 Clinton Ave (between Fulton St & Atlantic Ave) in the Prospect Heights/Clinton Hill section of Brooklyn. Or ‘Super North Park Slope’ for the brokers in the house! Hot Bird is near the ‘Clinton-Washington’ C train station, the B45 bus (get off at Atlantic and Vanderbilt Aves) or the B65 bus (get off at Dean St. and Vanderbilt Ave.) http://bk.ly/tzW
Can’t wait to see you all tonight!
**THIS IS AN OFFICIAL COBBLESNAPS PRODUCTION. ALL RIGHTS RESERVED AND ENFORCED BY CATS WITH SUPER SHARP CLAWS**
5 Gallon White Thorocoat for sale
Bought the Thorocoat this spring for a project that never materialized. Actually, decided on different color. Anyway, container has never been opened, color white, texture smooth. Sell for half price, $50. Thorocoat is a waterproof masonry sealant. If interested, email kurtdwill@gmail.com.
DOB Update 09/01/10
New forms apparently coming up at DOB on the 7th for energy compliance and associated controlled inspections.
Greenpoint/Williamsburg Handyman
Anyone have recommendation for a handyman in Greenpoint/Williamsburg area? Need misc. work done including linoleum glue removed, tile work, painting. Thanks.
Basement Ventilation
I need help/suggestions. my cellar is humid and i need ventilation. the walls sweat and things i store get moist. i already installed a vent to hatch in the front but the rear is still moist. i have a vent from the furnace room to the outside vent in the back. i would like a fan or something to bring in fresh air. does anyone have suggestions as to what and who to do this work? approx. how much? getting desperate. thanks.
Need a Painter
Can anyone recommend a painter?
I need to paint my tenant's apt. (3 Bed)
All white.
Thanks
Lawyer for Brooklyn Coop
Looking for a recommendation for a lawyer for our small self managed coop. The lawyer we have now is Manhattan-based and a bit too high powered for our building's budget--he charges us exorbitantly for even a 10 minute phone call, so as a result we avoid speaking to him unless absolutely necessary.
If any of you know of a lawyer in the neighborhood who isn't running his meter all the time, a recommendation would be appreciated.
Carpet Cleaners
would anyone recommend a good carpet cleaner in brooklyn at good rates? i have three small rugs to bring in....
Questions on DOB Filing
We're doing a gut renovation on a landmarked house that's currently a 2 family (double duplex). we're changing the configuration to a triplex over a garden apartment.
2 questions:
1) do we need to change the c of o?
2) is it worth the expense to file 2 sets of plans in order to expedite things:
the alt 1 for change of c of o and external work (expected to take longer to get approval)
the alt 2 for internal work (expected to take less time and allow us to start internal work sooner)
thanks in advance
Mini Renovation
I would like to replace all six doors in my co-op apartment. They have been painted over a million times and are currently a snakeskin texture. Most of them are at least an inch above the floor as well.
Any ideas who I can contact to replace the doors and install new door knobs as well. I'd love to get glass knobs but don't know that they are in the budget at this time. I'd also like to replace the existing hinges which have been painted over numerous times as well. Why do contractors paint over hinges and electrical outlets? Some outlets have been painted over so many times I can hardly plug anything in.
I would also like to remove telephone wiring that is around nearly every door and across wall molding. I'm giving up my land line because I'm tired of paying over $45 per month for something I hardly ever use. Can I just cut the existing cabling? Some of it is a thin cable just connecting jack to jack but some is a thicker braided cable.
Low Water Pressure
Hi, I would love to own a Brooklyn brownstone but live in Atlanta in a 40+ year old house that has extremely low water pressure and would appreciate H-E-L-P! Examples are that you can not run the washing machine or dishwasher while someone is taking a shower, if you water plants (landscaping) only one side of the house can be watered at the same time, if you flush the toilet, sometimes it needs to be flushed again,........ Other information (that I am not sure will be useful) is that we replaced the main water line (I believe that it was zinc( with a copper line and we are on a septic tank. Any help would be appreciated.
Thank you,
Bob
Do I Need a Chimney Lining with Mid Efficiency Boiler
Hello,
Do I need a Chimney Lining with mid efficiency boiler?
I am talking about Burnham series 3 boiler (84%). My house was build in 1925. I was told that I do not need to reline with Burnham Series 2 standard efficiency boiler (82%)
Thank you
Vad
Indirect Water Heater Sizing
Hello,
I currently have two 40GL gas fired water heater. I want to install an indirect water heater instead. It is going to work with standard efficiency boiler (Burnham Series 2). The hause is 2 family with 2 bathtubs, 3 showers, 1 dishwasher, 2 kitchens, 1 washer. What size of the tank for Indirect DHW I should get? Do I have to use expansion tank with this system? If I want to have Hot water priority, what would be the cost for a controller that implement HW priority?
Thank you
Vad
height of a backyard fence?
One great feature of my backyard has been that the back border is flat onto the back wall of a warehouse, which is windowless and covered in ivy. Unfortunately, the warehouse has closed and is being sold as a development site. I think my neighborless backyard days are numbered... so I am wondering: how high can one build a backyard fence? Am I allowed to go up 10 feet? 20 feet? 40??? 20 and 40 seem implausible, as I've never seen fences that high... Ah well. Any guidance appreciated!
Trustworthy Roofer
Hello,
I own a top-floor condo in a prewar building and have been dealing with a stubborn leak for the two years I've lived there. The roof is partially-decked and I've had two roofers in separately who resealed and did some patchwork but ultimately didn't fix the problem.
Anyone know the name of a reliable, honest and very thorough roofer?
Thanks very much
Window Company Recommendation?
Hello!
I need to replace two cracked windows. Should be a fairly straightforward job. I had read good recommendations for Window We Are here, but I have now left two messages over the past week for Carlos (whomever answered the phone told me both times he was the person with which I needed to speak) and he has never called me back. Not a good sign. Any other recommendations? Thank you!
Painting Company?
Looking for a contractor to paint 40 apartment doors in our coop building. Recommendations?
Price of Backyard fence?
Hey everyone,
Any recommendations for a company to install a backyard fence in BK? Regular chain link (vinyl?) 6 ft high, 40 ft long.
The estimates I've gotten range from $800-1000. Does that seem about right?
Thank you
Permitting a Roof AC Unit
Just bought a house with central air that he been installed incorrectly and without a permit. We have secured the unit properly (it was sitting ont he roof and now is on steel dunnage).
Ideally I would like to get it permitted as I'm not sure the neighbors are that happy about it (the dunnage sits on the shared parapet / party wall).
An engineer named Song Mullen was recommended. Has anyone heard of him? Have another recommendation? He is quoting $1700 - $2500 depending on the size of the AC unit. Does this sound reasonable?
Thanks everyone for your help. Not sure what I would do without the advice from this community.
Adding Window - Compliance With NY Energy Code?
Hi there -
I was speaking with an expeditor today, and he wanted to make sure the addition of one window on the garden level floor would be in compliance with the new New York energy code.
http://www.dos.state.ny.us/code/energycode/nyenergycode.htm
Its a narrow brownstone with one window & one door in the front and one window & one door going back into the garden. (No windows on the sides - enclosed).
We want to add another window on the back side of the house.
Any input is much appreciated!
Basement Hatch / Glass Domes?
I've heard that some folks have glass domes covering their basement hatches (found in the front and back of bstones..)
This is instead of those metal boxes that generally prevent water from entering basement.
This sounds fantastic, but I've never seen it. Anyone know a vendor for this, and or have pictures?
Feedback appreciated!
Liani@lgmevents.com
First Time Homeowner
Hoping that someone, (particularly the author) reads this post. Here's my intro, I've just purchased a brick row house; garden floor,parlor and top floor. The top floor has been converted to an illegal apt (registered 1 fam cert of occupancy). I plan to immediately demolish as much as possible in order to begin my own conversion with a budget of about 28-35k to work with. I arrived at this site with the hope of finding a thread that may contain a detailed discussion of a similar project but I can't seem to find one. Can someone please list at least some of the steps I need to take? Hire an Architect first to develop the floor plans? Is it possible to get architectural plans/permits in with the proper agencies without any worries of inspectors showing up and violating me because they may see my top floor in demolished state,pluming and all? Can I then work from such plans myself? Please help.
Thanks for reading.
steve_autin_2000@yahoo.com
Sealed Dumbwaiter Into Hall Closet?
Hello! My wife and I would love to open up our sealed dumbwaiter down to the floor and make it a (much needed) hallway closet for our Park Slope apartment. Does anyone have any experience/advice/recommendations about a project like this? Cost/time estimates?
Any help is greatly appreciated!
Making Hardwood Floors Not Slippery
Is there any non harsh product out there that you can use on hardwood floors to make then non-slippery? Weird question I know, but it's for a dog with a bad hind leg problem.
Her back legs slip on the floor indoors making it very difficult to walk, but she is fine walking outside... Carpeting or padding isn't an option at the moment due to the fact that she might have an accident or two on them. Any suggestions would be greatly appreciated.
Should We Worry About Lead Paint?
We're negotiating a coop in a big prewar building and I'm wondering about lead paint. It seems like for a rental there are disclosure requirements. What about for a sale? The building is pre-war, so there's obviously a risk that lead paint is present. The unit is renovated and doesn't have any peeling paint. If we do find lead paint, what kind of ballpark are we looking at to abate it? We don't have kids now but we plan to one day, and this is where we'd raise them.
Thoughts? Thanks!
PS. Yes ... I did ask about engineering inspections earlier.
PPS. We're probably retaining our trusty attorney today so we'll ask him, too. Promise.
CURB/AREA WAY ALERT
Since yesterday here has been an upright piano in the area way of 627 MacDonough St sitting closest to the fence. I am sure that it is meant for disposal. The kids on the block were pretending to be musicians last evening
New Condo Contract Tips from Experience?
My wife and I are currently in the negotiating a contract phase for a new condo development in Brooklyn. We are working with a lawyer that was recommended to us who seems quite competent so far. We are negotiating on potentially assuming the developers mortgage to reduce the tax due at close, making sure we have a warranty on the apartment so if the unit "settles" and a crack appears we are protected, making sure we the ability to have a punch list, ensuring the proper financing and death contingencies are in place, and negotiating who is going to cover the seller's attorney fee as well.
I just wanted to throw out the question...does anyone have any other warranties/reps/suggestions to negotiate for that I didn't mention above that would be relevant for a new condo? While we appreciate our lawyer so far, I want to make sure we think of ALL the possible insertions into the contract. I figured someone might have a horror story out there where someone would respond with a protection tip. Thanks!
Cabinet Maker
What kind of prices does one pay for simple but hand built wooden cabinets? Some web forums seem to indicate that this can be more cost effective than then manufactured "semi-custom." Anyone have experience with this? I believe the forums I've seen are not NYC oriented. Seems like custom would always be more...but maybe the lack of middleman and transport evens it out. Would love to keep money local of course.
Structural Engineer Recommendations
Hi,
My husband and I are in the process of purchasing a townhouse which needs extensive structural work with a planned rear extension. The existing 3-story house will be pretty much be rebuilt for the exception of the party-walls and the foundation. Since we have an architect who will be preparing the drawings for filing, the main service we are seeking from the engineer will be evaluating the existing foundation and determining if any of the structure could be reused and the methods and materials that is necessary for the new structure. Has anyone had experience with a good structural engineer for this type of project? Is there any range of fees we should expect for this scope of job? Any advice would be appreciated, Thanks!
Good experience with AAA Stair Builders
Just wanted to shout out AAA Stair Builders in Middle Village. I went over there to buy a replacement stair tread and they went out of their way to help me with both the tread and the end caps. Really nice guys.
THURSDAY, SEPTEMBER 2 @ HOT BIRD
It's the 'A Hot Bird in the Hand is Worth 2 in the Bush / The End of the Summer of Our Discontent' Party!!!
Did you write a rhyme for the bash?
If you win you could earn some cash!
Ok, we lied
It’ll be a cheap prize
But at least two steps up from trash!
Is that a limerick sheet you’re holding, or are you just happy to see us?
It’s about that time again folks! The Brownstoner crew is having an End-of-Summer (booo!) shindig! This is a CobbleSnaps Production and is guaranteed to be a good time :-) For this bash, we’ll be at Hot Bird from 6 p.m. until the last Brownstoner drops.
Aside from good cheer, the usual tomfoolery, and meeting infamous posters, we are holding a limerick contest. All you creative folks out there, grab a pen and paper or park yourself in front of the computer and come up with a limerick or two related to Brownstoner.com. Try your best to keep it clean (difficult, we know!). Prizes will be awarded for 1st, 2nd, and 3rd place.
Hot Bird is located at 546 Clinton Ave (between Fulton St & Atlantic Ave) in the Prospect Heights/Clinton Hill section of Brooklyn. Or ‘Super North Park Slope’ for the brokers in the house! Hot Bird is near the ‘Clinton-Washington’ C train station, the B45 bus (get off at Atlantic and Vanderbilt Aves) or the B65 bus (get off at Dean St. and Vanderbilt Ave.) http://bk.ly/tzW
Everyone is invited and those of you who have never joined us before are especially encouraged to come by for snacks, drinks and plenty of laughs. We look forward to seeing all of you posters and lurkers for a night of fun!
**THIS IS AN OFFICIAL COBBLESNAPS PRODUCTION. ALL RIGHTS RESERVED AND ENFORCED BY CATS WITH SUPER SHARP CLAWS.**
Tenants Now Renting Out One of the Bedrooms
My second floor tenants are renting out one of their three bedrooms. I found this out because a young lady rang my doorbell and asked if I was renting out "the room".
I stared at her and she said, oh it must be upstairs.
Question: Do I ask my tenants about this? And should I do anything about rent?
They are now month to month, I only pay water/sewage and they are habitually late on rent and bounced 3 checks in 2.5 years.
Local Brooklyn Architect Billing Index
Hello All Brooklyn Residential Architects - I am interested in creating an index of market conditions for residential construction/renovation. The index would be modelled in similar fashion as the one the AIA currently produces for the national commercial picture. If you are interested in participating in the survey the index would be derived from please let me know. Thanks.
Donald Brennan
Dbrennan@brennanrealestate.com
The published index would be free.
Deck and DOB
We are looking at replacing an old deck with a new one. We are looking for a licensed architect that can file for a permit and advise on best way to get a deck build at a reasonable cost (the type of deck that we could build from home depot type deck)
Please send me your email address if you can help out or send me details of an architec you would recoment.
thanks
d
Reference for Bad Tenants?
I have nightmare tenants who I have all ready begun eviction proceedings against. Their lease ends in two weeks and I have obviously let them know I will not be renewing their lease. Their position is they will leave when/if they find a new place. They owe me two months back rent at this point. A woman just called saying she was thinking about renting them an apartment to them and asked if I could provide a reference. Obviously ethically I do not feel right about providing them a positive reference, but I do want them out. It's a bit of a Catch 22. What do I do?
Inspecting a Prewar Coop?
We're looking at a large (80 unit) prewar coop, and wondering how inspections work in this context. We've only looked at smaller property up to this point -- do we call the same sort of building engineer? Should we expect it to cost substantially more? What else should we be asking?
Back Wall Waterproofing & Rotting Beams
HI,
we had a lame terminix termite inspection this morning and took a very close look at a corner of our brownstone basement that we'd never seen before (as dumb as it sounds, it was the corner where all the old doors were stacked) and observed:
2 4" metal posts supporting moderately rotting beams (1-2 feet from the back corner). We knew we'd have to waterproof the back wall, but now this makes it urgent.
My question is:
Who to do call to do this who will do a good, solid, honest job, and who will NOT charge us a fortune???
all these design/build partnerships are super creative, but a job like this is too small and doesn't whet their creative palates...
any help is greatly appreciated.
Thanks!
Terrace / Lower Roof - Who's Job?
The second floor of my two story house has a small terrace, which is also the roof of the first floor below. It has obviously leaked in the past, and is covered with flat gravel-type roofing shingles. One assumes the wood under there is rotted out based on the small amount that is exposed. If needs to be refurbished. I'm love to have some wood decking atop the properly roofed (EPDM I assume) surface.
What kind of tradesman would do this job? A roofer? A carpenter first then a roofer? Waterproofing company?
Any suggestions, referrals, and commiserating appreciated.
Electrician Recommendation
Hi, I have frequently had customers and b'stoners contact me asking for recommendations for an electrical contractor. Only recently did I find out that the contractor which I have referred to my customers in Queens goes to Brookln. His name is Thomas Munetz of Munetz Electrical Contracting Corp. Fully licensed and insured, he operates a small company and what I mean by this is, when you call him you get him doing the work.
All of my Queens customers have been very happy with Tom. His office number is 718-416-2686. Tell him Steve from Middle Village sent you.
Steve
Oil Wax Floor Finish
Does anyone have experience with an oil and wax finish on a wood floor in a kitchen? I'm thinking about using AFM Safecoat Naturals Oil Wax Finish from Green Depot. It could look lovely. But would it stand up to the inevitable drips, drops and spills of water? Thanks.
Reclaiming Apt from Great Tenants
Here's the deal: I have a 3 family in Sunset Park/South Slope that I was living in. I decided to move out in November '09 to a nice rental in Cobble Hill, which was also closer to my work. I rented out my owner's unit of the 3 family to a great couple in January '10. In June I got laid off from my job, and while I'm receiving unemployment, I still haven't found a new job. Then, in July, my girlfriend hits me up with the news that she's pregnant! (Due in March) The owner's unit is a 2 bedroom, and my current apartment is a big railroad. Here's the quandary: how messed up is it for me to ask for my apartment back from my tenants after only one year? How would you suggest I go about this? It makes the most sense for me--save money on rent, save on taxes, get an extra bedroom for less $$, don't have to be "qualified" by a new landlord while I'm unemployed etc. Now, I know this IS messed up, and sucks, but I was thinking of maybe giving them a couple of free months rent, or paying moving/broker expenses. (I will let them ride out the lease at least until January if I do this.) Okay, any input would be appreciated.
Stoop Sweeper Needed Asap
We live right on the edge of BedStuy and Bushwick. We need somebody to sweep out stoop everyday and curb the trash twice a week. If anybody has any suggestions, they'd be much appreciated.
Thanks!