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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.

February 9, 2010

Bronx Science from Brooklyn

Our child was accepted to Bronx Science for next year. Does anyone know how kids from Brooklyn (Park Slope) get there? Do parents get together and hire a bus? Or is it the long subway ride only? Would love to be in touch with anyone going there now or next year.

Kitchen Renovation

Hi- I have a relatively small kitchen that I want to renovate- no plumbing or electric work- just new cabinets, countertops and floor. AM I better off working with someone who will do it all or go directly to a retail place , buy the items and have them install? Anyone have any firms they recommend? Has anyone worked with Perfect Renovations in the Heights?

Architect Recommendation

I want to recommend an architect that I've been working with for the past year. Laurie Lieberman is a Park Slope based architect who came into a difficult project (we'd divorced our previous architect after nearly 2 years of trying to get Co-op Board approval), and turned it around. Her design sense is beautiful, she is considerate of budget, easy to work with, local (which makes dropping by a breeze during the actual construction phase), detail oriented, thoughtful and able to get along with lots of difficult personalities (a must for our project). She has a wonderful contractor working on this project and they are actually ahead of schedule! I can't say enough wonderful things about them - look them up on the internet at llarchitects.com. I know I sound overly effusive, but the first 18 months of this project (design and approval) were sloppy, inconsistent, and challenging. Ever since she stepped in, the project has run smoothly.

Filing fees to add basement apt

What are the approximate non-construction costs to convert a basement into a legal apartment? The basement is square, cemented, and in good basement condition, but not finished as living space. Appx. 1000 sqft. Non-construction costs = architect/engineer, DOB permits, fees, required inspections, C of O filing, etc. If anyone has an estimate for the whole job, that would be helpful, but I'm really looking for the "administrative costs." Thanks!

Living Near BQE

We are thinking of buying a place a few houses from the BQE. One of our main reasons is that we can afford a house with a yard. Would sound/air quality be so bad that it wouldnt be worth it? is the constant noise very annoying? Would love to hear from others who live near the BQE. thanks.

Sound Proofing company recs?

We are considering using this company for sound proofing between our floor and our tenants floor:
http://www.brooklyninsulation.com/

Has any one used them? Can anyone recommend them or another company?
Thanks.

Advice for Roof Deck Reno?

Hello-
Posted something similar on the Landmark board, but thought I might get some good responses over here as well.

We live on the 4th floor of our co-op and have roof-deck rights. Our roofdeck is rotting out and we need to replace it. We plan on extending it just a little bit, but nothing that would make it visible from the street below. (It is already not visible from the ground.)

Anyone renovated/added a roofdeck to their landmark building? Did you apply for a permit from the Landmark Commission? Did you work with a contractor who had experience with the Landmark Commission? Any recommendations/advice?

Thanks in advance!

Sound Proofing

I'm desperate to find a solution to the sound problem we have between the garden and parlor floors in our 3-story brick. I've been told that blowing in acoustical foam is the best solution. The quote I got from my GC is way too high for me to even consider. Can anyone recommend someone that does this type of insulation? Thanks!

Appliance Stores in Brooklyn

Two Questions:

1) Can anyone recommend a good store in Brooklyn at which to purchase a refridgerator?

2) Does anybody have experience with the Electrolux brands? I believe they are relatively new in the States. Are they decent?

Thank you in advance for any insight you have.

wrapping cold water pipes?

We're planning to have the asbestos removed from our hot water heat system, and have the pipes re-insulated (with fiberglass tubing, I understand is the best option?). Getting quotes now from three contractors recommended here on Bstoner.

Meanwhile, however, I notice that the cold water pipes all over the basement are sweating like crazy, and I wonder if there's a reason beyond the aesthetic to wrap them also? Is there a different product one should use if so?

Tenants Rights When Owner Sells?

I think this is a basic question...what are the rights of a non-rent stabilized, non-rent controlled, open market tenant to stay in a rental with a valid lease with time left in term? Must the buyer accept the lease (if the seller does not terminate) or buy out the tenant? Thanks.

Finding Comparables

Does anyone have insights on how Zillow gets their comps? I'm too cheap to pay for Property Shark ($60/month???) but Zillow's comps seem awfully high.

Are there other good sources for comps?

Architect needed

I'm purchasing some vacant land in NYC. I already know the zoning on the lots but am looking for a architect to verify that it is buildable land and discuss what can be built.

February 8, 2010

Sanding wood floor

We want to remove old carpet and sand original wood floor soon. Please recommend your favorite floor man who did excellent job. And how much will it be? 1000sf and 2 stairs. Around $2000?

water main and insurance

Does the homeowner's insurance cover the replacement of water mains (residential and fire sprinkler's main). Also does a claim hike a the insurance rates in the future?..the 3" fire main bursted over the weekend and it is costing me 12k to replace. Please note that I dont have a heater in the house since it is still under construction.

Architect for 2 family reno

Hi all,

Can anyone recommend an architect for a 2 family renovation in WT?

Thanks!

Electrical Service Upgrade Quote

I want to upgrade the service in my house from 100 Amps to 200 Amps to support my furnace and additional central air installation. We've received a quote from an electrician who has submitted the initial paperwork to Keyspan. He has come back with $3,200 for the labor for the service upgrade, which includes replacing/consolidating 3 separate breaker panels onto a single 200 amp panel. The cost of the panel and other supplies will be additional. Is this in/out of the ballpark? Alternatively, does it sound suspiciously low? Of our other two electricians 1 has not expressed interest in the job and another is not NYS licensed.

not filing=DOB inspection?

I had a lot of electrical, plumbing and drywall people come in and give me bids on the work. If one of those people, which I have not hired, wants to be nasty and report that I am doing some work without a permit- calls up DOB/city and tries to get me in trouble, how easy will that be for him? will the DOB come here and say they want to go into my house to inspect it? Do I have to let them in? Anyone had that done to him?

Acris: $0 for a Sale Price?

What does it mean when the recorded sales price on ACRIS is $0? We are looking at comps, and out of the 8 records, 5 homes have a selling price of $0. Is there another way to find out how much a property sold for? Thank you

107 Gates Ave., Clinton Hill

Wondering what is going on with 107 Gates Ave., in Clinton Hill. I think this was purchased for $1.1M in '05 when it was a white building. Then the lower parts of the back parlor windows where closed off and the place was painted brown. A gut reno was done and it is god awful. I have never seen something so bad.
Corcoran still has the listing but it has been 2 years. Why has this not sold? Perhaps this should be a house of the day.

Penny Tile

Does anyone have any experience with using penny tile in the bathtub/shower areas? Would the grout attract mold in the long run?

We are embarking on a gut reno soon and like to use this and other small tiles for all the bathrooms.

Dry well or Drain update

Last week I posted a question about these clogged drain-like things in my back yard. It turns out they are...wait for it...DRY WELLS! We've got two dry wells back there. So I guess we need to add a drain? We have a rainwater (from the roof) pip in the back yard, so it shouldn't be hard to add one, I don't think. We need to redo the concrete in our little patio area...I can do that concrete work in the winter right?

Thanks again brownstoners!!!

Lease Agreement Forms?

Can anyone point me to a good source online for creating a residential lease agreement. We are about to sign a lease with our first tenant for one of our apartments. Also, beyond the obvious things (lead disclosure, pet policy, no alterations, utilities responsible for, no smoking, sublease agreement) is there anything that landlords out there recommend including in the lease?

Thanks!

PTF

Too Soon for April 1 Rental?

I have a question for the landlords here - is it too soon to be looking for an April 1st rental? I've been on Craigslist, but I can't seem to find anything quite yet, especially in Prospect Heights. CL seems to be full of new construction rentals for PH and that's just not what I am after. I am trying to avoid a Broker's Fee this time around, so I've been looking mostly at by-owner or no-fee apartments. It just seems like there isn't much out there right now.

Painting estimates

If you get an estimate for painting a room, does it include doing mouldings or are they separate from the walls?

Seller's Concession Question

My broker mentioned using a seller's concession to cover closing costs. I'm still trying to wrap my head around something-does this mean the buyer get reimbursed, in cash, the closing costs? (After the new purchase price adding closing costs.) The higher mortgage amount still works for me. Has anyone done this and how was the experience? Thanks!

Structural contractor

Does anyone have any recommendations for a structural contractor?

Some of the brick supports in my basement are starting to crack and dissolve.

I want to get it looked at sooner than later.

tia

custom cabinet fabricator

Can anyone recommend a place to have a single, custom white laminate cabinet made? It is to be installed semi-recessed in a bathroom wall. Size approx 7.5" deep, 15" wide, and 6' tall with push latch to open door. The first quote I received seems high. thanks!

REBNY broker important?

We're weighing our options as to whom to list our house (in WT) with and were wondering how important it is to choose a REBNY broker. We were told that if we were to go with a non-participating smaller broker they will tell us that they will co-broke, but will, more likely than not, be rather stingy with the listing and will not really share it. Any advice on this?

February 7, 2010

Left Hand Vintage Apron Tub

We have a 5' left hand (so opposite from this picture) vintage apron tub for sale. It is in good condition, no stains that I noticed, but it is rather covered in dust at the moment. You're welcome to come take a look. they seem to go for upwards of $600 at the architectural salvage place, so how about $400? Pick up only in Clinton Hill.

Feedback on Lincoln Place in PH

I am looking to buy a 1br apartment in Prospect Heights. I am considering a co-op on 394 Lincoln Place between Underhill and Washington Heights. The building has about 20 units, but about 5-6 are currently for sale. Is this a large percent for a building this size? Any insight as to why?

Adding Detail to parlor - cost?

About to start on a gut reno and would like our parlor to look like this.
There is currently no detail in the house. Am very new to this. Any idea on what it would cost as we are already on a tight budget or whether its even possible?

Can GC work from Filing set?

Hi,
We're trying to speed up our gut reno since we have a hard stop end time to meet.
Can anyone recommend a reasonably priced GC who could give a ballpark bid and start work from a filing set? I plan to be pretty hands on, already know what I want the kitchen and bathrooms to look like and can order all appliances, fixtures, flooring, tile and ikea cabinetry.
I need the GC to coordinate, order the rest and execute on the project.

FS: Trim and Cast Iron Radiators

We have a lot of stuff we have to get rid of . . . we're completely renovating our house, and we have a lot of fairly good things that we're not going to reuse, but we don't want to go to waste. Our waste is your gain!

We have a ton of original trim from all the rooms in the house. This includes the traced ceiling in the dining room, the picture rail from the dining room, and the base from all the rooms. It's not in the greatest shape (it'll at least need to be stripped of paint), but it's original. Our house was built in 1925; we have no clue if this trim is from then or a later renovation, but it looks vintage.

We also have a number (*five?) of original radiators (hot water, not steam). They vary in size from small to very large, and will need to be repainted, but they are fully functional. They are cast iron and original.

We also have an antique-ish gas range that was part of the house when we bought it . . . it's probably from the 40's or so, at our best guess. Have no clue if it works, but it looks really cool. Very retro.

Also, it's not architectural salvage, but we have a fairly new microwave (under-cabinet mounted) and matched gas range, both white. Both are in excellent condition and work really well.

We're not looking for much for any of these. We mainly want to get rid of them. We can provide pictures or better descriptions at your request. All we ask is that you make a reasonable offer for anything you'd like, and we can negotiate. Thanks!

BOILER SMELL

Today, for the first time I noticed a smell near my boiler, not of gas, but of incmplete combustion like a car not burning fuel properly. Is this an indication of a boiler problem or a chimney problem?

Mover Recommendation

Thanks to a recommendation on this board we just used Reggie (Man with a Van) to move a very heavy appliance within Brooklyn. Reggie and his brother were on time, friendly, and professional. They charged me a reasonable flat rate. Highly recommend him. (917)414-0225.

Free Restoration Glass

I have 4 pcs of full restoration glass I am giving away. There is one bigger piece measuring about 2' x 2' and three smaller pcs measuring about 10" x 11". These are made by Bendheim in Germany. They are free but I would prefer not to have to deliver them as I am afriad they will break in my van. My contact info is on my website: thetinkerswagon.com

Steve
www.thetinkerswagon.com

terrace and roof deck costs

I have an unfinished terrace and roof deck (only tar paper) combined about 400 square feet. I want to put pavers or wood down and build side privacy dividers. What is the best option and what is a general square foot costs? any recs on installers? Thanks

Heat Timer Settings

We have never seemed to have the tight heat timer settings in our 5 story coop and have been told to just manually adjust it ("as that is what supers so") We just installed a new platinum model. I would be curious what settings other buildings have?

February 6, 2010

Sanding Doors?

Hoping for some advice from the wood-savvy among you... We are doing some minor improvements to a co-op we're buying. The bathroom and two bedrooms all have solid wood doors (stained) that are in great shape. However, we are sanding and staining the floors and once we do, the doors will be a completely different color and I expect it will look odd. Do you think it's reasonable to imagine that the folks who are doing the floors could take a hand sander to the doors while they're at it? We'd probably paint the doors rather than re- staining them. Thanks!

Rattling in the radiator

I've posted on here before with wonderful results so I'm back again for some heating help.

I have a rattling radiator that is consistently loud for 20 minutes to an hour at a time. The air vent has been replaced, the radiator is pitched back towards the pipe, and there isn't a shut-off valve to open. It started 2 weeks ago after 3 months of quiet heating.

Here's a link to a video of the sound: http://www.youtube.com/watch?v=DtU2gqoZW9w

Does anyone have any insight as to what this is? Is it just air trapped in the pipes? How can this be fixed? The radiator does not have a bleed valve.

Thanks for your help.

Signature Faucets

Does anyone have experience with faucets from Signature Hardware? We need to do three bathrooms, and the top brands like Kohler and Moen are pricey. Do you get what you pay for with faucets, or are you really paying for aesthetics with the name brands?

BPI-Certified Contractor Recs

Greetings - we'd like to take advantage of the NYSERDA programs to convert oil-to-gas. Can anybody recommend a Buildings Performance Institute (BPI)-certified heating contractor? I think the rebate programs through National Grid doesn't require BPI-certified contractors, but the NYSERDA loan program does require one.

Thanks all!

ONE MORE cabinet thread, please?

I posted the other day about kitchen cabinets....got some great and very helpful responses. But in reading them all, I am seeing so many names appearing, Plain and Fancy, Merrillat, Wood Mode, Rich Maid, as well as the Kraft-Maid and Medallion I mentioned. Please, can someone enlighten me: what exactly IS the difference? The thickness of the cabinet box? I am talking comparing relatively plain all-wood cabinets here(I am looking at flat-front Shaker-Style) , not ones with a lot of extra molding and finials. I have a quote of about 7100. for I believe 9 cabinets, a few with drawers, some the full 48" tall, in maple. I do prefer to go the independent small retailer route as well.

I GREATLY appreciate all the Brownstoner help.

Loud rattling in the radiator

I've posted on here before with wonderful results so I'm back again for some heating help.

I have a rattling radiator that is consistently loud for 20 minutes to an hour at a time. The air vent has been replaced, the radiator is pitched back towards the pipe, and there isn't a shut-off valve to open. It started 2 weeks ago after 3 months of quiet heating.

Here's a link to a video of the sound: http://www.youtube.com/watch?v=DtU2gqoZW9w

Does anyone have any insight as to what this is? Is it just air trapped in the pipes? How can this be fixed? The radiator does not have a bleed valve.

Thanks for your help.

Great Marble/Stone Guy

I am recomending creative construction on Union btw Columbia and van Brunt. They beat everyone in price and were able to make my vanity affordable. They worked with architects drawings well, and their crew was wonderful. They got the piece to me in less than 2 weeks time. they can be reached at Rshhadeh87@yahoo.com They have alot of small pieces if that is what you need.

Cracks - settling or serious?

We have been seeing a bunch of cracks in our newly renovated space. Many of them are probably due to weather or minor settling (around molding for example). But some around the stairwell are making me a more concerned.

Who would I call to have this looked into? A structural engineer? Any recommendations?

Anyone else had similar issues?

February 5, 2010

wallpaper questions

im craving wallpaper, and not sure the best way to go about it...DIY, or hire someone. (reccomendations welcome)
pre-pasted rolls or not?
thanks

2 Men and a Van

Hi- I'm trying to move a heavy appliance from point A in Park Slope to point B in Prospect Heights. Involves 2 flights of stairs on the front end, 1 on the back. Prefer not to get a moving company as they typically have time minimums. Anyone have a good rec? Prefer not to hire someone blindly from craigslist. Thx.

Renovating and Property Taxes