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November 8, 2006
Larger windows in back?
Anyone try installing really large windows on the rear wall of a brownstone? For example replacing the two standard size windows in back with one larger window that covers the space between the windows, and then some.
Any thoughts on:
*is this possible?
*is there a landmark issue with doing this?
*estimate of how much?
Comments
If you are in a Landmark District you will need approvals from Landmarks. Even if you are not in a L/D, you're going to need a building permit.
We did this as part of a large renovation and it well worth it. Light is a problem in most brownstones and the bigger the windows....Since you rear wall is load bearing, you will have to suport the wall from above when taking the bricks out. Our contractor put holes in the wall just above, put railroad ties through and supported them with lolly columns coming up from the basement. If they get this wrong, the back of your house will fall down. I suggest you leave town that week. I can't comment on cost since our work was 10 years ago and part of a bigger package. Good luck!
Posted by: Anonymous at November 8, 2006 2:47 PM
RE: the "landmark issue"; is it true that you need an LPC permit for work done on the rear facade that doesn't show from the street?
When the LPC first approached my neighborhood (PLG) about Historic District designation in the mid-70s we were told that this would NOT be needed, but at a meeting last Spring the LPC representative(who was earnest, but very young and, possibly, not well informed) said that a permit was needed for rear as well as front facade work.
Posted by: Bob Marvin at November 8, 2006 2:57 PM
I've heard people say that light is problem in brownstones, but I have never felt that way. Maybe it is because I now live in a north/south facing brownstone (and have in the past, though one was east west). I find the 10 foot parlor windows and 7 and six foot windows on the upper floors, all of which are approximately 3 1/2 wide, that there is always a lot of light. I think that north south facing is the best in that respect, in that we always have light coming in all day from an angle, with the front parlor (and other front rooms) flooded all winter with bright sunlight. Am I the only one who thinks this?
Posted by: lp at November 8, 2006 3:32 PM
Landmark approval for work on the back of the building?! Wow. I never heard that. Is that true?
Posted by: dave at November 8, 2006 3:57 PM
Yes I agree with you on the sunlight, And the same is true with south facing houses. The ground floor is the only floor that suffers the darkness, but that makes it cooler in summer. I have north facing and love the light in the back. I think they positioned these houses when they built them to maximize sun in winter. In Park Slope the houses face directly at the sun in the winter. I had both north facing and south facing. They both have their merits. South front is great in winter, the snow melts much faster!
Posted by: Tom at November 8, 2006 4:41 PM
In order to get a Building Permit for work on the exterior of a building in a Landmark District you need Landmark Approval. However, for work on the back of a building, you may qualify for a "Certificate of No Effect" and it is likely that this would be a simple process. Check out the NYC LPC website.
Posted by: ameraleed at November 8, 2006 7:08 PM
I got a price to do the same thing. $4400 for the masonry opening including a good 3 coat stucco of the header and sill, $2800 for Pella high-grade double hungs, and $750 for the install by a carpenter. This was for a 10' X 10' opening.
Posted by: Anonymous at November 9, 2006 4:34 AM
i disagree about the lighting - i live in an east-west brownstone, and the east side is always well lit. the west side varies with a stong light in the afternoon, but even in the morning, it is not so bad.
i also get a great cross-breeze, and only use the air-conditioner for about 2 weeks out of the whole summer!
Posted by: Anonymous at November 9, 2006 10:30 AM
This must be landmarks approved if you are in a l'mark district of course. Any work to a landmarked home must be approved. If it won't affect the view from the street it can be approved with a cert. of no effect. You cannot get a bldgs dept permit without landmarks approval. We are doing this in our place. We are glad we hired a structural engineer and an architect. Structural engineer is making sure it's safe and built correctly, architect is making sure we are happy and it looks good. Contractor and subcontractor are having to look at the plans and do it right. If you don't have those checks and balances you are on your own if you have problems down the road.
Posted by: Anonymous at November 9, 2006 10:33 AM
thank god for someone hiring an architect and engineer. I find it amazing how many people chime in here who have no clue about what they are talking about. Changing your tile is a DIY project - opening new holes in the back of your brownstone is a whole other story. And yes you have to file this job.
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