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November 30, 2005

Small Bathroom Renovation

A friend of mine recently hired a local handyman to renovate her bathroom on the cheap. He took measurements, they went to Home Depot together to pick out furniture, tile and fixtures, and he installed them. I was surprised how good the result was and how inexpensive, compared to hiring a professional bathroom remodeler. Obviously there are a lot of plusses and minuses, but since budget is critical right now, it is tempting. Has anyone had experience doing this? Where could I look for a good selection of bathroom furniture besides Home Depot if I wanted to try and do this? I guess I’m most hesitant about my own ability to “design” it and know what the possibilities are.

Posted by Brownstoner at 9:56 PM | Comments (5)

Granite Counter Sources

Anyone tried E Stone, Inc.?? http://www.estoneusa.com $60 to $65 a square foot (versus $90 to $100 a sq ft from places like Acme Marble and Red Hook) all installation/measuring included... Any tricks I should be aware of? Anyone tried them? They seem reliable, quality looks the same/good as the other places...

Posted by Brownstoner at 9:55 PM | Comments (13)

Raising Roof on Frame House

Hi- I have a 3 story plus full basement frame house, but the 4th floor slopes to 6.5" feet in the back. I want to raise the roof by 3 feet, but was told because it is frame I wouldn't be allowed. Does anyone know about this sort of issue? Thanks

Posted by Brownstoner at 1:41 PM | Comments (4)

Appraiser Recommendations?

i'd like to ask the readers which appraisers they've used before in their residential purchases, whether it's a townhouse or coop/condo in brooklyn. it's getting to be that time and we wanted to ensure that we used the best appraisers who know about the brooklyn residential market.

Posted by Brownstoner at 1:40 PM | Comments (12)

Old Tin Ceiling Available

We have a tin ground floor ceiling that is a little battered, has holes and looks like to was put together from scraps. The plan is to remove it (and the sheetrock beneath it, and the lathe under it all to expose the beams and then repair the floor above, do some electrical work and then decide how to finally finish it.

Does anyone have any uses for this kind of tin ceiling (it has intact in places and has relatively good patches)? Would the salvage yards or individual homeowners have an interest?

Posted by Brownstoner at 1:39 PM | Comments (5)

Tax Abatements

I was curious if anyone had heard of only part of a development (all built at the same time) getting a shorter or different tax abatement. I was about to buy a unit in a 3 building complex in Brooklyn where the owner clearly knew there were 7 years remaining on the abatement and had a r.e. tax of $15/month, but I found another apt in a different building whose owner seemed unaware of an abatement and had not mentioned the r.e. taxes and said it was included in themaintenance. Any thoughts? Thanks in advance.

Or is there someplace I can look this up to verify/see the info?

As a side note I looked at 2 apts in the same building and one had the owner showing and they noted the abatement was over and another had a broker who said there was still an abatement remaining.

Posted by Brownstoner at 9:40 AM | Comments (1)

Sagging Ceiling

The ceiling in the front room on our third floor brownstone is noticeably sagging -- we've determined that the joists are sagging (the plaster has not detached from the lath). Any recommendations for someone to repair the ceiling and ideas as to cost would be appreciated.

Posted by Brownstoner at 9:39 AM | Comments (3)

Radiator Covers

Does anyone know if radiator covers are a pro or a con in terms of efficiency? I have seen conflicting reports. Some energy advice sites say remove them during the heating season, because they interfere with air flow. But of course the companies that manufacture them say they increase efficiency, by forcing the radiator to draw cold air from the floor, not the top, and becasue they direct more of the warm air to the middle of the room, not the ceiling.

Posted by Brownstoner at 9:38 AM | Comments (3)

November 29, 2005

Underground Streams and Basements

I've heard that Garfield Place and 6th Street in Park Slope both have underground streams running from Prospect Park. Does anyone know of someone who dug out their basement on one of these streets and whether they had any problems? I've heard that money can solve any problem but a stream sounds potentially extreme. Any recommendations for a contractor who may have handled this issue?

Posted by Brownstoner at 1:28 PM | Comments (4)

Thresholds

We recently took down part of a wall between our dining room and kitchen to open everything up. After we level and tile our kitchen floor, there will be about a 6" drop down to the hardwood floors in the dining room. The new opening leaves a 60"x 9" gap to fill. Besides having a custom-cut granite threshold/saddle made, do I have any options?

Posted by Brownstoner at 1:28 PM | Comments (5)

Replacing Landmark Doors

I am looking for someone to either repair or replace my rotting front doors (which have glass inserts) in our Park Slope brownstone. Need recommendations (must be able to conform to Landmarks).

Posted by Brownstoner at 10:29 AM | Comments (3)

GC's Liabilty Insurance

For a brownstone renovation, how much do contractors typically charge for maintaining liability insurance to cover your project? Does 10% of the overall construction cost sound high?

Posted by Brownstoner at 10:17 AM | Comments (3)

Spray Paint for Radiators

Could anyone please recommend spray paint safe to use on radiators?

Posted by Brownstoner at 10:16 AM | Comments (4)

November 28, 2005

Lead Poisoning

Big topic, lots of q’s. Surprised more hasn’t been posted. It seems safe to assume that most / all old townhouses in Bklyn and Manhattan will have a few old layers of lead-based paint, yet it doesn’t seem to be a big concern to owners. I understand if you just keep painting over it and maintain it, its pretty safe but since everyone in this forum is renovating, isn’t it more of an issue for all of us? Is it something that’s pretty manageable?

More specifically, I would appreciate any thoughts on the following.

1. Good lead risk inspector / remediator & rough cost guideline? Is it incredibly expensive. Is ignorance bliss?

2. Is it automatically unsafe to strip leaded-paint off doors, molding, radiators etc or knock down plaster covered with some leaded paint? If a stripped door is then sealed with stain & finished with polyurethane, does the door still present a risk (ie, could the lead have gotten embedded in the wood and come out thru the finish)?

3. Re the lead-bearing dust created by renovation. Is it really a lot? Can it be dealt with relatively easily (vacuum, wetmop, give it some time etc)?

4. Is the soil in your backyard usually infected? Is it unsafe to eat vegetable grown in a backyard?

5. Is lead in their homes a big issue for the many young families in brownstone Brooklyn? I know the whole topic is stressing me out.

Posted by Brownstoner at 3:59 PM | Comments (14)

Venting Kitchen Exhaust

Does anyone have experience with deciding where to vent a kitchen exhaust? We are installing a kitchen on the first floor of our three story/three family brick which would include an exhaust hood and I'm wondering if I should install an exhaust vent right out the back side of the building or if it would be a better idea to use one of the four 6 inch flues that are in our chimney stack. Would exhausting 20-30 feet up one of our chimney flues (if it were lined with venting duct) be too far a climb for all the grease etc.? Would exhausting out the back side of the building be a code violation. Does anyone have any experience with this? Thanks.

Posted by Brownstoner at 10:03 AM | Comments (7)

Rent Versus Buy

I realize that this is a bit of an overarching question and topic, but I have been reading through this site for the past week and would appreciate any advice/thoughts from this group.

My wife and I currently live in the Upper West Side (we rent). We're at the start-a-family stage of our lives and are thinking about moving to Park Slope. We're currently debating whether to rent or to buy. If we rent, it would be be a 2 or 3 bedroom; if we buy, would be a 2 or 3 bedroom apartment or potentially a brownstone (one or multi-unit). So, our options are open.

Would love to get people's perspectives on the rental vs buying market now in park slope. Rental units seem to offer more per dollar, although the units are not as nice in my opinion. Do people see the buying market weakening recently? Any particularly overheated/underheated type of units? Historical context?

Basically, any perspective on the market now would be useful. I'm looking to live here for at least 4+ yrs with the potential of staying longer (if a brownstone, say) or of buying elsewhere and then keeping this as an investment unit. I recognize that I may be coming into this at the top of the curve, but from a quality-of-life perspective, I think that Park Slope seems like a great place and from an investment perspective, I don't think it's unwise to have some portion of one's money in real estate. And, frankly, I'm not naive enough to think I'm smart enough to time any market...

Posted by Brownstoner at 10:02 AM | Comments (8)

Eliminating Cat Odor

Considering buying a house that has an eye burning problem. 9 cats in 9 years that have had little regard for using litter boxes. Seems like they've been doing their business ALL around the house. The house has all original parquet floors.

My wife thinks we should rip up every floor in the house, i'm wondering if it's possible to treat and re-finish. Does anybody know if it is really possible to get rid of this aroma, i'm not talking about late night infomercial Cat-b-gone squirt bottle tactics, i need
a professional odor removal company.

Posted by Brownstoner at 10:01 AM | Comments (11)

Homeowners insurance

Can anyone recommend a competitive insurance company for homeowners insurance for a brownstone?

Posted by Brownstoner at 10:00 AM | Comments (150)

Viewing Plans

I live next to a building that will be torn down to accommodate the latest Issac Katan monstrosity. Is it possible to view the plans for new developments on the DOB website or do I need to make a physical visit the DOB offices? Any help would be greatly appreciated.

Posted by Brownstoner at 9:59 AM | Comments (2)

Building Inspector

I have just had an offer accepted on a 2 bedroom co-op in Carroll Gardens (brick tenement building). I am looking for a trusted home inspector to inspect the apartment and the builing ASAP. I need someone with experience in co-ops, and random apartment features such as roof decsk and fireplaces. I have been told it costs around $250-$300. Thanks for your help!

Posted by Brownstoner at 9:59 AM | Comments (3)

Gowanus Restricted Area

While riding over the Gowanus Canal's Union Street bridge yesterday, I spotted a sign labeled "Coast Guard Restricted Area" and prohibiting access. Does anyone know what this is all about and why? I've never seen one of these signs on any of the Canal's bridges, and I've lived in Carroll Gardens for decades. Thanks.

Posted by Brownstoner at 9:58 AM | Comments (3)

November 25, 2005

Good Electrician

We live in Park Slope and have been dealing with too many dodgey contractors, etc. Can you recommend a decent and good electrician? Thanks a million.

Posted by Brownstoner at 8:21 PM | Comments (10)

Building Prefab in Brooklyn

I'm looking for advice on a renovation of a sort...actually, I've recently gotten interested in putting
up a prefab house. Seems the technology, methods, materials, and aesthetics have come a long way.

Anyhow, in contemplating places to put it (I currently live in Fort Greene Brooklyn now), I begin wondering if there was suitable space in Redhook. I know it might sound a little nuts, but I want to find some space here in the metro area... maybe somewhere in Brooklyn that's currently a little out of favor. The unit I'm interested in probably has something like a 40ft x 40ft footprint give or take on either dimension. 1400 sq ft on the bottom floor, 1100 sq ft on the top with some outdoor deck areas as well.

I'd be willing to buy something and demolish it if it were cheap enough (and not a landmark of some sort). By the way, I anticipate full building costs (not including any demolition to come in around 540k).

I'd appreciate thoughts, advice, ideas.

Posted by Brownstoner at 8:18 PM | Comments (5)

Dirty Tenants with Roaches

My fiance and I are negotiating buying a 2-family brownstone in
Prospect Lefferts Gardens and need to decide whether to keep the tenants, who are month-to-month. The current owners say they're much better tenants than most, pay on time and are reliable. But when we went in with the house inspector (while the tenants were at work), there were plates and pots full of cooked pasta and sauce lying around the kitchen and the place was infested with roaches. We definitely want to bring in an exterminator; any thoughts on whether we should keep these tenants and work with them? Or ask for the house vacant? How hard is it to find good tenants in PLG? We're very new to this landlord thing, so any suggestions would be most appreciated.

Posted by Brownstoner at 8:15 PM | Comments (14)

Asbestos Floor Tile Remover

In our basement we have approx 500 square feet of individual 9" square yellow and red asbestos tiles of which some are chipping and cracking. Obviously they need to be removed professionally, does anybody have an approved experienced contractor and what about the $$$'s.

Posted by Brownstoner at 8:13 PM | Comments (112)

November 23, 2005

Brooklyn Union Gas plant news?

Any news about the environmental study being done at the former Brooklyn Union Gas processing plant at Fifth and Smith Streets? I'm a home owner on nearby Third Street and am concerned about this.

Posted by Brownstoner at 2:35 PM | Comments (1)

Leaking Roof

We are totally frustrated having tried everything to fix a leak into our living room when it rains in a certain way. We have had the roofer come back many times to re-tar, we have cleared the gutter, re-pointed. etc. The ceiling is a mess and I want to paint the walls but until we find the source of the leak it seems silly to paint and then have it rain into the living room. Any ideas would be greatly appreciated.

Posted by Brownstoner at 2:34 PM | Comments (7)

November 22, 2005

Wood Flooring Questions

We're redoing the flooring in our townhouse with 4-5" wide planks of unfinished, select grade American walnut and wanted to solicit advice /opinions on a few topics. (1) Any great suppliers to recommend? Has anyone had any good / bad experiences with Premium Flooring in Brooklyn (seems like decent prices, knowledgeable salesguy). (2) Is a price of about $5 to $6 / sf just for the wood about right? (3) I'm planning on finishing with satin look polyurethane that hopefully won't look like a sheet of plastic. Hi-end flooring stores in Manhattan seem to disdain poly and prefer finishes with tung oil or marine oil or similar (and charge a lot). Are they on to something? Don't non-poly finishes leave the floors very exposed to bad discoloration from any water that hits it? (4) We're thinking about staining it a bit to darken it. Will the floor be too dark then in a few years? All of your comments are much appreciated.

Posted by Brownstoner at 7:26 PM | Comments (7)

Painting Bathroom Walls

I am having a problem with the paint on the walls of my bathroom. There is a small window in the bathroom which I keep open, but there is no ventilation system, so it gets pretty steamy in there when I take a shower. As a result, the paint on the walls is cracking and I'm going to need to do some serious touching up/repainting to keep it from getting worse. But I am wondering if this is just going to be a temporary solution.

My question is: is there anything I can do to treat the walls or use a different kind of paint to avoid this kind of thing from happening in the future? I currently have a "pearl" finish paint on the walls, and it was just painted a year ago. Would a semi-gloss be better? Or is there any other solution?

Posted by Brownstoner at 9:56 AM | Comments (7)

Sealing Old Beam

After spending the last few days sanding and de-nailing the exposed beams above what will be our bedroom, wondering what products y'all might reccommend for sealing these badboys. Some kind of oil first, then poly? Trying to avoid a "glazed" look but still want to protect the beams and brig out their beauteousess.

Posted by Brownstoner at 9:55 AM | Comments (2)

Changing My Own Light Switch

i'm pretty handy around the house. is it legal for me in NYC to change my own light switch without an electrician's help? Could I do it for a friend/acquaintance who is paying me to do it? we're not talking about snaking BX, just changing a light switch.

Posted by Brownstoner at 9:55 AM | Comments (1)

November 21, 2005

Contractor Needed

We are looking for a contractor to help us with some renovations, which will inclued: Instillation of crown molding, base boards, chair rails, painting, removal of wall-flushed mirrirs, instillation of overhead lighitng in two rooms. Can anyone recommend a reliable (and fast) person for the job? Many Thanks.

Posted by Brownstoner at 5:47 PM | Comments (2)

Building Code for Decks

Does anyone what Building Code rules apply to the question of how far out from the back of one's building one can build a deck? Can you build out further if the deck not span the entire width of the building (e.g., if only one of the two windows of the floor below is underneath the deck)? Thanks for your help.

Posted by Brownstoner at 5:40 PM | Comments (1)

Mailbox for Iron Door

I'm looking to buy a mailbox which would attach to the inside of the exterior iron door under the stoop - so that when the mail carrier puts the mail through the slot in the door it doesn't fall to the ground. Any suggestions?

Posted by Brownstoner at 5:39 PM | Comments (2)

Good Expediter?

Can any one recommend a good expediter in brooklyn for filing plans. thanks

Posted by Brownstoner at 1:31 PM | Comments (3)

Stair Case and Center Beam Problem

I've had my offer accepted on a house in Prospect Lefferts Gardens, my inspector checked the place and found a couple of what i think are major problems.

1. The center beam that runs the length of the house in the basement has been comprimised at the far supporting end by termites. Who knows how far they extend into the joists as they are all covered with plaster.

2. The staircase is shifting away from the wall and is currently "floating" (not supported) up to an inch in some areas. This is not the usual bending, sloping you'd expect but serious movement.

Any thoughts, help, advice, estimates, contractors names gratefully received.

Posted by Brownstoner at 1:30 PM | Comments (49)

November 20, 2005

Buying Part of Neighbor's Backyard

Beyond our townhouse backyard fence is the backyard of a commercial / healthcare facility. The land is not used by them and is mostly overgrown with weeds, etc. They have no need for it as far as I can tell. The only people with access to it besides the commerical building are our neighbors across the back and us. This land cannot be accessed from the street. Checking on Property Shark, I see that they have built over their FAR (as have our house's previous owners). However, I would like to investigate buying that unused land (part of the lot on which their building stands) so that I can extend our backyard. Does that make sense? Also, can a lot be divided like that? Would that affect their FAR (I might let them keep the air rights to use for their building, while I buy the land for gardening)? What would I need to do (get an architect/ lawyer, etc.)? Any recommendations? I have actually not even spoken to the Board that owns that building yet, but seeing what needs to be done. Any idea what such a landlocked piece of land in the Carroll Gardens/ Red Hook area would go for?

Posted by Brownstoner at 8:41 PM | Comments (4)

Renting Out the Top Floor: Bad Idea?

We are in the process of buying a Prospect Heights townhouse with a dry basement, garden floor (with a top notch kitchen), parlor floor, "bedroom floor" and then a "top floor" with an adorable small kitchen. We need to have the income of a tenant, but are leaning towards renting out this top floor even though it doesn't have a private entrance. We don't want to lose access to the basement or garden floor, and think that is the best compromise. Has anyone had experience with this kind of tenant-ship? We know there will be a compromise of privacy but hope to find a nun or celibate do-gooder who will come and go quietly, and lead a quiet life on our top floor. Couldn't bear to not have the garden or to rent out the high end kitchen and have a tiny one to use myself.... Are we asking for trouble?

Posted by Brownstoner at 8:39 PM | Comments (210)

Keyspan Choice Program

Has anyone taken advantage of the choice prgram offered by Keyspan allowing you to receive offers from competetive companies (ESCOs)? Please share your experiences with other companies, particularly if you've saved a penny on the choice

Posted by Brownstoner at 8:38 PM | Comments (1)

November 18, 2005

Front and Back Doors

I am looking for front doors for my Carroll Gardens brownstone and am put off by the prices of new wood doors. Our house is 16 feet wide so the doors / door we need will be smaller than average. But with the cold weather finally here, we are hemorrhaging heat through our front doors. Any suggestions?

We also need back doors that are not a standard size and (28"). We have tried all the usual places, but short of having them custom made, we are stumped. Having just replaced all the windows, we are hoping to get the house sealed up tight at the doors too before this winter of unprecedented oil prices gets in full swing.

Posted by Brownstoner at 9:41 AM | Comments (4)

Need Pocket Doors

I have all of the tracks for my pocket doors intact, however, the doors are long

Posted by Brownstoner at 9:40 AM | Comments (2)

Wanted: Short-term Lease/Sublet (8months)

DEC 10 '05 thru AUG 10 '06. Need a No Fee, well-maintained or renovated two-bedroom, garden-level apt. or duplex in Carroll Gardens or Clinton Hills. Heat + Hotwater included. Near G-train preferable. Laundry in building preferable. WILLING TO PAY 8 MONTHS IN ADVANCE!(1,250.per month-negotiable). Non-smoking professional couple/family relocating out-of-state in '06. Please call with interest: Mr. Jimenez @347 249-7498

Posted by Brownstoner at 9:39 AM | Comments (2)

November 17, 2005

Contractor for Small Kitchen Job

Can anyone recommend a contractor for a relatively small scale kitchen and bathroom renovation (maybe some other odds and ends) in Park Slope? I'm looking for someone I can communicate with and who won't object to the small scope of the job.

Posted by Brownstoner at 6:27 PM | Comments (4)

Asbestos Worry

I live in an apartment in a brooklyn townhouse that was originally built before 1899, and which was most certainly renovated several times between then and today. I recently purchased the apartment.

I would like to do some minor renovations myself, such as replacing a bit of baseboard, and cutting out a small section of drywall in one room to attach a flatscreen tv mount directly to the studs.

Should I be worried about asbestos in the walls, the wallboard, or elsewhere that could be disturbed by these activities? If so, how should I go about getting the apartment tested, and how much should it cost?

(When I bought the unit, the previous owner told my lawyer that she had no knowledge of whether it contained any asbestos.)

Posted by Brownstoner at 6:25 PM | Comments (6)

Cold Radiators?

Just moved into my brownstone and have noticed that a few radiators stay cold even when the heat is on and the others are warm. Someone suggested that the radiators need to be “bled” to get the water out, which could be stopping the steam, or the air valves could be clogged and need to be changed. Any ideas? Who should I call to check this? Cost?

Posted by Brownstoner at 9:29 AM | Comments (16)

Nursery (Garden) Recommendation

Can anyone recommend a nursery who will bring in good quality topsoil and seed a small brownstone backyard lawn in Brooklyn? I have already removed the top several inches of heavy clay.

Posted by Brownstoner at 9:27 AM | Comments (3)

RE Tax Calculations

I was curious if anyone know how real estate tax is calculated? I'm looking at a 2br 1 bath 900+ sq ft apt in Williamsburg that has an abatement ending soon and I'd like to have some idea of what I'm in for should I buy it.
Thanks.

Posted by Brownstoner at 9:26 AM | Comments (0)

Boiler Efficiencies

I have been looking into the newer condensing gas fired boilers for my > 1500 sq ft. 3 story brick townhouse in Red Hook, Brooklyn. The > 10 year old gas fired boiler with antique cast iron radiators and some baseboard copper tube and fin radiators is fine, but sits in the middle of the ground floor and I would like to have something smaller and wall hung, so as to use the space. The increased efficiency would also be great although that may not offset the cost of the installation for a while. I have read about Monitor boilers. Does anyone have experience with these or has heard about these? Any other high efficiency wall hung units that people have used? And who installed them? Also, how would I go about sizing the boiler before I looked at specific models with specific BTU outputs?

Posted by Brownstoner at 9:25 AM | Comments (3)

November 16, 2005

Staircase to Garden

We would like to build a staircase from our second floor to the garden. Has anyone else done this? Which is preferable, wood or iron? Any recommendations of contractors who can create a door and staircase going from the second floor to the garden? Thanks!

Posted by Brownstoner at 4:06 PM | Comments (13)

Painter for Facade

We are (hopefully) about to purchase a brownstone in Clinton Hill and need recommendations for someone to repaint the front of the house. Of course, we would rather reface, but that’s not in the budget at this time. A good paint job could do wonders – any thoughts on great painters?

Posted by Brownstoner at 4:05 PM | Comments (3)

Quality Painter for Hi-End Windows

I'm having Marvin all-wood window inserts installed very shortly on every floor of my three story limestone. Can anyone recommend a really good painter for the scraping, sanding, caulking and repainting of the exterior casings and the painting of the new inserts?

Posted by Brownstoner at 3:15 PM | Comments (2)

Paint to Imitate Limestone

We want to paint our brownstone facade to imitate limestone. The Pacific and Bejamin Moore samples we put up are showning up too green. Any suggestions?

Posted by Brownstoner at 9:51 AM | Comments (4)

Moving Company Rec

Does anyone know of a good moving company for a move within Brooklyn?

Posted by Brownstoner at 9:40 AM | Comments (8)

Keyspan Service Contract

I got some mail from Keyspan about their service contract for heat, hot water, and central a/c. Anyone have any good or bad experiences with this? Seems to cost between $200 to $300

Posted by Brownstoner at 9:40 AM | Comments (6)

November 15, 2005

Tax Abatements

I was wondering if anyone knew if a tax abatement on new construction
kicks in immediately after C of O? or what the average length is? It
seems that renovations seem to take a few years for the abatement to
happen. Any insight would be greatly appreciated. This blog is amazing as I'm sure we all know.

Posted by Brownstoner at 3:37 PM | Comments (5)

1031 Exchange

I am looking to do a 1031 Exchange and was wondering if anybody knows about how much a company should charge? Also, are all of these 1031 companies pretty much the same?

Posted by Brownstoner at 3:36 PM | Comments (2)

Save Sconces or Not?

We are updating the electrical system in our brownstone this week. The front rooms on all three floors have sconces that no longer work. We're worried that our electrician will have to rip out a lot of plaster and molding to wire all the sconces. Should we keep them and go through the expense of wiring them properly or 86 them and go with overhead lighting only? (The current sconces are quite ugly, but we assume non-ugly versions are available.)

Posted by Brownstoner at 3:35 PM | Comments (3)

Basement Leak a Deal Breaker?

My husband and I have been negotiating for several months now to go into contract on a brownstone. Communication with the seller has been very difficult; it's like playing the telephone game - whatever we have to say to him goes through either two lawyers or two brokers. The latest issue holding up contract signing is a basement leak. When we first saw the house, there was a small trickle in the corner. A week later there was a large leak of what appeared to be clean water (not sewage) coming from the same corner, and there had been no rain that week. The owner is willing to fix the leak if it is from his property, but wants no responsibility if the leak is from outside his property, and he wants us to go into contract saying as much. However, he's dragging his feet finding out where the leak is coming from, and is urging us to sign the contract without knowing the source of the leak, which of course we don't want to do. This all leads me to believe that he knows the source is from outside his property. And while the building does need a complete gut renovation, and the leak would probably be a small part of the overall work, we still want to know what we're getting into.

So my question is, how to proceed? Interest rates are rising, the price of our condo (which we'll be selling) is falling, and I'm beginning to think that we should just eat what we've spent already (inspection costs and lawyer fees) and walk away. On the other hand, there's nothing else out there that I want. I like this house and this location. Just how big a deal could this leak be? Has anyone heard of a basement leak costing more than, say, $20K to fix?

Posted by Brownstoner at 3:33 PM | Comments (11)

November 14, 2005

Negotiating with a Contractor

We have entered into a contract with a design-build (architect-contractor duo) team to renovate our brownstone. While this brings with it some advantages (they seem to have a good relationship and good communication), it does leave us at a disadvantage in terms of not really being able to bid out our job for the contractor portion. Any suggestions on how to negotiate down the price that the contractor presents us for his work? Is there any place to get a general sense of comparable prices for the work (or portions of it) without bidding out the job to other contractors? And does anyone have a sense of what an appropriate amount a contractor should charge for overhead? Thanks.

Posted by Brownstoner at 1:41 PM | Comments (10)

Park Slop Armory at 15th Street and 8th Ave

Anyone know what the current status is for the Park Slop Armory at 15th Street and 8th Ave? Just curious as to what they are building and when it will be completed.

Posted by Brownstoner at 1:40 PM | Comments (8)

Tax Photo

Does anyone know how I can obtain an old tax photo of my federal brick? I tried the city website but its a big jumble.

Posted by Brownstoner at 1:39 PM | Comments (4)

Rusty Fire Escape

We've got an old fire escape on the garden-side wall of our brownstone. It is old and rusty and I don't know when it was last painted. Also, I have ventured out one of the landings a few times. A few of the stairs seem to have rusted through. Does anyone have any knowledge or recommendations they would like to share on fire escape maintenance? These are some of the questions I have. Where would I go to get the fire escape inspected? How frequently should it be repainted? Approximate cost? How much for an entirely new fire escape? Thanks in advance for any advice.

Posted by Brownstoner at 1:38 PM | Comments (3)

Plumber Recommendation

We met Rick Nowak outside Olea (Mediterranean restaurant on corner of Adelphi and Lafayette) where he was doing a large job before the new opening. Since then we've used him twice- first for an emergency, and then for a regular maintenance. Both times he did a very thorough job-and he’s a nice guy too! His business card lists the following as his services:

Installations
Service & Repair
Restaurant Equipment/Ovens/Ranges

HVAC
Plumbing
Electrical
Metal Fabrication (welding/brazing/smoldering)

RICK NOWAK
347-678-5547

You can tell him Josh and Lena recommended you.

Posted by Brownstoner at 1:36 PM | Comments (5)

Importance of Mold

I just looked at an apartment that MAY be a good deal on the border of Crown/Prospect Heights. It's a condo building that's been gut renovated, BUT -- I looked in the laundry closet on the top floor and saw MOLD on the ceiling. Is this a deal-killer? How do I make sure it hasn't spread and that it isn't dangerous? I've heard that mold "experts" may over-sell the idea that mold will make you ill.

Posted by Brownstoner at 1:36 PM | Comments (3)

November 10, 2005

Salvage for Cheap -- Doors and Radiators

Our co-op has a lot of doors and radiators in our cellar. I don't want to throw these out since someone else can probably use them. I'd like to sell them, not for a lot, but we could use a rug and some plants… Anyone know a good place to sell these items. I've tried Craig's list but there seems to be somewhat of a disconnect. I'm in Park Slope.

Posted by Brownstoner at 2:03 PM | Comments (7)

Noisy Neighbors

I bought a brownstone this summer and was surprised to move in and find that I can hear so much of what goes on in my neighbors houses (pipes, showers, TV, up and down stairs, singing, the vacuum etc...). I don't really have a full scale renovation to do and therefore won't be tearing down or putting up any new walls. Is there anything that I can do? Is my house extra loud? Or is this a we are all in the same boat, situation?

Posted by Brownstoner at 2:01 PM | Comments (8)

Bay Ridge Valuations

I am taking the plunge and defecting from Park Slope to Bay Ridge. Does anyone have a good sense of price per square foot for a large property ( lot is 50x100,building is 24x 41) with original detail in perfect condition, but in need of serious updating? I have seen a tremendous range on the websites that I have checked out.

Posted by Brownstoner at 2:00 PM | Comments (5)

Expanding Square Footage

I have question about expanding the square footage of a brownstone in Prospect Heights. Staying within the maximum buildable square feet, how difficult is it to get approval from both the buildings department and any possible community boards to build a separate 2 story structure (artist's studio) at the back of the 131' extra deep lot? Would we meet a lot of opposition? We would favor this strategy as oppose to building on to the existing brownstone.

Posted by Brownstoner at 1:59 PM | Comments (3)

November 9, 2005

Fixing a Broken Window

The glass on one of my windows broke - does anyone know if I'm supposed to call a window repair person or a glass person? Does anyone have any recommendations? It's a single layer plate glass - not insulated.

Posted by Brownstoner at 5:49 PM | Comments (4)

Front Door Curtains

Where can I buy the curtains and rods that go in door windows where the curtains attach on the top and bottom?

Posted by Brownstoner at 12:39 PM | Comments (5)

French Door Solutions

My brownstone is configured as a 3 family and I live in the apartment on the parlor floor. The entry to the brownstone consists of 2 doors with glass panels. My apartment has 2 doors: a solid wooden door and a French Door with glass panes. The previous owners had put a solid piece of (ugly) wood in front of the French Door for security reasons, which I want to take down, but I’m concerned about security too. I’d like to keep the French Door so I was thinking that some heavy wire mesh (painted white) for the French Door or the entry door might provide security without looking too ugly. Any ideas where I could buy this kind of mesh, price, installation? Other ideas for solving this problem?

Posted by Brownstoner at 12:38 PM | Comments (2)

Lawyer for

We're a small co-op in Prospect Heights and need a new attorney. Our current attorney is in the city and also handles some business for one of our board members (a problem). We would like a local attorney. Suggestions?

Posted by Brownstoner at 12:36 PM | Comments (10)

November 8, 2005

HVAC Recommendations

We own a four story house in Clinton hill and have a gas boiler that needs replacing. It's a forced air system, we want to update it to provide cold air for the summer as well as upgrade the boiler itsel to hopefully save on heating costs this winter -- any recommendations for a good heating (HVAC) guy, good quality at a reasonable price?

Posted by Brownstoner at 11:33 AM | Comments (2)

Exterior Stone Deterioration

We are considering buying a house in Prospect Heights and our engineer pointed out some decay in stones that adorn the facade. It's kind of on a structural part -- above a window and such, and we're going to have a mason come by and check it out. Have other B-ers encountered this problem? Was it minor to have fixed? Our engineer said it could be anywhere from $500-50,000 and I just really hope it's the latter. Please advise on good stone-mason contractors as well. Thanks!

Posted by Brownstoner at 11:31 AM | Comments (7)

Radiator Repair

Any recommendations for a place that repairs steam radiators in NYC (Queens and Brooklyn best)? I have one with a leak and would like to find a place to pick up and drop off - if possible. Thanks.

Posted by Brownstoner at 11:29 AM | Comments (4)

November 7, 2005

Woodburning Inserts?

I am opening up my living room fireplace. Does anyone have or know about woodburning inserts for fireplaces? They're like woodburning stoves, but sit inside the fireplace. Are they legal in NYC?
I've heard they're more energy efficient and cleaner, but have never seen one in NYC. Also, my original clay liner was checked and is intact - are these usable?

Posted by Brownstoner at 3:41 PM | Comments (4)

Historic Brass Doors for Sale

I work for the Cherry Lane Theatre in the West Village, New York, which is currently being renovated. These Brass Doors belong to the old Center Theater back in the 30's - 50's. The Center Theater was Radio City Music Hall's twin theater. They were right next to each other. These doors (which are art deco) were there until 1954 when the theater was demolished, and since then they've been at the Cherry Lane Theatre until now.

They are approximately 350 pounds each. We've managed to salvage everything they came with including bolts. Given the history, origin, quality and era, they are pretty expensive...we are asking for an offer you think is fair.

contact: jmarrero@cherrylanetheatre.org

Posted by Brownstoner at 3:38 PM | Comments (3)

Intercom Suppliers

The intercom system for my brownstone (tenants’ apartments plus owners’) appears to be on the fritz. Any suggestions as to who to call to fix this? The intercom is just for speaking, it doesn’t open any doors.

Posted by Brownstoner at 11:06 AM | Comments (3)

Inspector for "Original Owner" House

We are looking at a house that is an "original owner" situation so want to be sure to have a very exhaustive inspection before we agree to purchase. We are particularly concerned about systems, façade, etc. Can someone recommend excellent person with lots of experience with 100+ year old Brooklyn browstones?

Posted by Brownstoner at 11:05 AM | Comments (4)

Restoring Copper Fixtures

All of the door hardware in my 1910 brownstone is copper. Half of it is tarnished nearly black and the other half some wayward prior owner painted with gold paint. As far as the tarnish, I have been using a lot of elbow grease with stuff like Noxon and have hardly made a dent. Any product suggestions as to how to get that copper shining? Likewise, are chemical paint strippers too harsh for the copper that has been painted gold? Any thoughts on removing paint from copper?

Posted by Brownstoner at 11:05 AM | Comments (2)

Contractor for Finished Basement

we are looking for a contractor who can do some work on our (finished)basement to allow it to be used as an office.

1. add a bathroom- the basement is below sewage line so as I understand it we need a plumber with a special license to put special fixtures with pumps in.

2. a separate entrance- right now the basement just has a hatch with a very steep, low stair case, we need to excavate more and put in a proper stair and door, with appropriate drainage.

3. possibly some work on a "machine room" for computers- some drywall, air conditioning, and additional electric line work.

thanks for any recommendations

Posted by Brownstoner at 11:04 AM | Comments (1)

Old Radiator Sources

Looking to replace a few radiators. Thing is, the ones I want to replace are in fine condition (hundred years old, sure, but fine nonetheless). They are, however, the wrong size for the space they're in. Anybody know of a place that does trades, or buys and sells old rads? Thanks.

Posted by Brownstoner at 11:03 AM | Comments (6)

Sample Floorplans

We are looking for layout ideas for a 20x60 Brooklyn rowhouse. Where can I find a selection of sample floorplans to glean ideas for out renovation? Thanks in advance!

Posted by Brownstoner at 11:02 AM | Comments (3)

Architect & COntractor Recommendations?

We are planning to convert our 4 story, 3 family with duplex and 2 rentals into triplex with 1 rental. We also plan to build up additional stories onto an existing extension (we arew/in FAR, etc.). We are looking for architect to use from start to finish and contractor rec's. Our house previously underwent a modernist renovation by previous owner, so we want an architect great a blending the old with the new and with alot of construction experience. Thanks ahead for the rec's.

Posted by Brownstoner at 11:01 AM | Comments (3)

Non-Bowery Lighting

Looking for a reasonably priced lighting fixture store NOT on the Bowery. Looking for a simple pedant to hang outside over the stoop. Any suggestions?

Posted by Brownstoner at 11:01 AM | Comments (9)

Looking for an Engineer

I am looking for a trustworthy engineer to do a home inspection on a townhouse built in 1989 near Greenwood Cemetery. Any suggestions would be most helpful!

Posted by Brownstoner at 11:00 AM | Comments (5)

November 4, 2005

Replacing Ugly Door

Can someone tell me if I can legally replace an ugly metal clad entrance door to my parlor floor apt. with an original wooden door. It is a 4 family brownstone.

Posted by Brownstoner at 1:07 PM | Comments (3)

Appraiser needed: Any Recommendations?

Two couples are buying a 2 family house. For purposes of our partnership agreement, we need to determine the relative values of the 2 units, so that we can allocate the mortgage payments. Does anyone have any recommendations for appraisers? I'm imagining it would be good to use someone who has experience in condo conversion appraisals. Your help is greatly appreciated.

Posted by Brownstoner at 1:07 PM | Comments (5)

Ruining the integrity of my tin ceiling

My Park Slope bedroom has a beautiful tin ceiling and I sort of want to install track lighting so light can strike the walls and the area above my fireplace. Is this a horrible, horrible thing to do?

Posted by Brownstoner at 1:06 PM | Comments (11)

Foyer Materials

Hello – I am inclined to tile the foyer to my brownstone, because I am seeking a more contemporary Mediterranean feel. My wife thinks I am a moron and we should go with traditional wood. Does anyone have any insight?

Posted by Brownstoner at 1:02 PM | Comments (8)

Looking to Purchase Old Fireplaces

The previous owners of the brownstone I live in REMOVED ALL the original gas fireplaces. I am looking to bring back that look and style if I can find something that works or looks vintage to the time period of the house. I'm also very interested in marble fireplaces, I would love to get my hands on something like this picture...does anyone have one of these for sale? Please point me in the right direction to find a nice fireplace or allow me to buy your extras. You can email me at allansuarez@gmail.com

Posted by Brownstoner at 9:38 AM | Comments (3)

November 3, 2005

Architect for Custom Closet

I am looking for an architect to help design a custom closet. I have an idea of what I want but I need to consult with someone who can help me draft detailed plans to then hand off to a builder. An architect or even an interior designer with good drafting skills would be perfect. Let me know if you are interested or know of anyone else who might be -- email address is carolyn.weiss@rga.com.

Posted by Brownstoner at 3:30 PM | Comments (2)

Advice on Buying Clinton Hill

I’m about to start a search for a home to buy in Clinton Hill, but I’m new to the area.

Which are the “prime” streets in CH? Is the area around Pratt considered desirable?

Posted by Brownstoner at 11:41 AM | Comments (4)

Renters w/ Renovation skills Seek bed Stuy 3 BR

We are getting married in December, and want to move between now and April. We have the luxury of being able to leave our current Chelsea apartment at a moments notice, but are in no hurry. My dream apartment is:

Duplex; Garden access (doesn't need to be exclusive); 3 BR; southern part of Bed Stuy; Lots of original detail; NOT finished. However, I am open to a one-floor if it is beautiful.

My fiancee is an experienced carpenter/builder/jack-of-all-trades: he can do tiling, refinishing floors, painting, installing cabinets, dry-walling, and custom carpentry. I'm very handy, and love to work hard on houses. We can provide references and photos. We would love to have a hand in doing some of the work on a rental unit for a reduction in rent, and would be willing to put some of our own money into materials to insure higher quality. We can live in the unit and pay rent while the renovation is happening.

We love Bed Stuy, but too many of the rental units out there get done with lesser grade materials. We want to settle down into a place we love for a good long time, but unfortunately don't have the money to buy. We are open to suggestions and ideas of flexible arrangements, but would be eager to sign contracts guaranteeing completion of work and agreeing upon fixed rents for different periods of work process.

contact: arianasmart@yahoo.com

Posted by Brownstoner at 11:38 AM | Comments (2)

November 2, 2005

"Green" Roofing Project

We are looking to get a good outdoor space, but unfortunately what would have been our backyard was sacrificed to a property around the corner many years ago. We are looking at a green roof, possibly with a partial roof deck and solar panels. Anyone have any experience getting this done in Brooklyn? We've spoken with deck builders, but are looking to tie it in with the other aspects of a green roof as seamlessly as possible.

Posted by Brownstoner at 1:26 PM | Comments (9)

Roofing Material

Anyone out there want to weigh in on which roofing material is better--EPDM versus modified bitumen?

Posted by Brownstoner at 11:13 AM | Comments (0)

November 1, 2005

Sprinklers and Fire Escapes

we are contemplating buying a house in clinton hill that we would like to convert from a 2 family to a 3 family. i understand that we need to put sprinklers in the common areas and put in a fire escape in the units or put sprinklers in the units. any idea how much either option costs? the browstone is 5 stories tall

Posted by Brownstoner at 2:18 PM | Comments (2)

Getting Ricj Being an Agent?

I've lived in Park Slope / Prospect Heights for 3.5 years, just got out of school, and have developed a keen interest in real estate. I've been bouncing between jobs for a while now, and have been hitting up Craigslist for jobs as long as I can remember.

Every day, the same ad (or one very close to it) tempts me. From today:

WE'RE ON FIRE!!!! MAKE 10K-15K PER MONTH & GROW WITH US!!!
It's always a "small real estate company" offering incredible amonts of money, willing to train "to make you a SUPERSTAR!!!" I kind of wanted to ask you and your readers if they've had any experience with these things...the idea of being a real estate salesman is kind of horrifying to me but I like watching the markets, I love Brooklyn and brownstones, and I like having enough money to pay my rent and buy cat litter. Should I check it out or not touch it with a ten-foot pole?

Posted by Brownstoner at 2:17 PM | Comments (4)

Reading Property Shark

thinking about making an offer on a frame house. looked it up on
property shark. shows the 'deed' and 'mortgage' amounts purchased in
february of last year. are these always correct? given the short time
frame, should i be concerned about a flip job? (they haven't done any
work on the place). anything else property shark might reveal that
would help other than the obvious square feet, FAR, etc.?
thanks to all who respond.

Posted by Brownstoner at 2:16 PM | Comments (3)