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February 27, 2007
Seeking Architect for Ditmas Park Victorian
We're looking at buying an old Victorian house in Ditmas Park, with the intention of raising our family in this house. Thus for this house we plan to do things right, and not put in the standard cheap Home Depot low-quality kitchens and baths.
We have a contractor we've worked with in the past who has done many beautiful renovations in the area, and knows these old houses. But what we don't have is an architect, and this time we want to consider using one.
Can anyone recommend an architect familiar with these old Ditmas Park Victorians (Midwood Park actually) who would walk through this house with us and help us consider what changes we might make both now and planning into the future? I see many names for brownstones, but these old Victorians are a different kettle of fish...
The house definitely needs a new kitchen and a new access to the yard. We'd also like to consider changing the master bath, family bath, and drawing up plans long-range for a basement reno. We'd love to speak with architects in advance of closing with a view toward working to the kitchen reno sooner rather than later, and drawing up plans for future projects to be saved up for.
Comments
We used Boschen Design for our Park Slope kitchen. Their office is in Tribeca but the owners live in Ditmas Park. We were really happy with their design. They gave us several different options and all were nice.
Posted by: Anonymous at February 27, 2007 4:34 PM
First before thinking about new kitchen and lifestyle/cosmetic things, have the architect or engineer walk through on the inspection to make sure you aren't missing anything structural. Like sagging floors, or problems with foundation. If needed, fix that stuff first and update all the mechanicals. Budget that first then see where you're at.
Posted by: Anonymous at February 27, 2007 4:41 PM
I have completed the renovation in Midwood of 3 story wood frame Victorian a year ago. I am an architecural designer (trained architect) who works on variety of project. That one was big and full renovation, which included kitchen and bathrooms, as well as front porch extension/enclosure. The house is located by Glenwood Road on East 21st Street. It was pleasure to work on (some problems with contractor). If you are interested in seeing some of the photos from this renovation please e-mail me at martajarek@verizon.net.
Posted by: MG at February 27, 2007 5:32 PM
In response to the 2nd comment, we have been through the house with an engineer and our contractor. We are quite clear that know it is time to take things to the next step. All mechanicals are good, maintenance has been done by the sellers to a pretty high standard (regular exterior painting, upgrades as necessary), the foundation is solid, there's even little signs of settling. We're quite pleased with the house, which is why we're ready to settle in for the long haul!
Posted by: anon at February 28, 2007 8:55 AM
MG at February 27, 2007 5:32 PM - was the reno in the victorian done in keeping with victorian style? Or did you and the home owners opt for a modern look? I'm asking because i am looking for a designer/architect who has an understanding for and can design a bathroom for me in keeping with the rest of the victorian nature of the house.
Posted by: Anonymous at February 28, 2007 10:22 AM
Based on the renovations you are planning, I'm guessing that you had the winning bid on 2235 Glenwood. We lost that one! Please humor me and let me know if this is a correct guess. All the best!
Posted by: anon at February 28, 2007 10:38 AM
Nope, not 2235 Glenwood! Is that the house with the owl at the roofline? The one that's been on the market for something like 2 years and has price dropped quite a lot? That one needs, I believe, major work--shingles are falling down, the electrical system tripped merely with putting on ceiling lights in the bedrooms, old heating systems, etc. We're staying on the other side of Ocean, closer to the bus to my daughter's school. But South Midwood is quite nice.
Posted by: anon at February 28, 2007 1:33 PM
re:anon 10:22
The owner opted for contemporary for the master bath, and stylized period look design for two other bathrooms. It depends what Victorian means to you. Do you want wood wainscoting, claw foot tub, pedestal sinks and some moldings? In my opinion almost all designers can work with the client to achieve the look, but you have to consider modern conveniences. My client wanted steam shower, large air tub and many other things which did not exist in Victorian era.
It is how you want to live which should be reflected in design.
Posted by: MG at February 28, 2007 1:36 PM
MG at February 28, 2007 1:36 PM-- thanks yes i know what you mean and just sent you an email so we can take this off line.
Posted by: Anonymous at February 28, 2007 1:58 PM
Yes, 2235 Glenwood is the one with the owl on the roofline. After we were out-bid, we were a little disappointed, but then started hearing that it needs lots of work. The real disappointment would have been an accepted bid, paying $700 for an inspection that found major probs, dealing with a seller that won't fix the probs, and then walking away from the deal.
Having said that, we loved the stained glass, dark wood stairs and floors, original pantries...
Posted by: anon at February 28, 2007 3:17 PM
I would be happy to walk through the house with you and sketch out a few ideas. For a selection of details take a look at "Victorian City and Country Houses: Plans and Details" by Geo E. Woodward.
David Hamby
Architect
(970) 618-3430
hamby@alum.mit.edu
Posted by: Anonymous at February 28, 2007 8:11 PM
I just wanted to make a comment about engineers: I'd find one for more like $400, since they don't really do much. For my money, it's more worthwhile to have a roof inspection (we paid $150 for ours), and a general contractor walk through alongside or separately from the engineer. The engineer is for the bank. They don't poke around in walls, they don't climb ladders, etc. The house we've bid on passed with great marks from the GC and engineer, but we have yet to consider plumbing issues. There's evidence of frequent re-lighting of the furnace pilot light. And we had a water test done (extra $85) that will tell us if there is lead. The major problem is the roof. And we'll want to redo the very old, tired kitchen. Baths are functional but will eventually be redone. Basement could be a great reno. Most of the windows should eventually be replaced to save on heating. We might look at putting in zoned AC one day, since window units are ugly and inefficient. It's really a case of how much is urgent v. how much is possible to phase in over 10 years or so.
Posted by: OP at March 1, 2007 3:13 PM
Hi,
My husband would be happy to take a look at your project. He specializes in wood-framed residential design and has done many restoration/renovations on older homes, including Victorians.
Mark Pennell
Pennell Design LLC
917.207.0532
Posted by: Allison at March 5, 2007 12:02 PM
what are the problems found in 2235 glenwood
Posted by: patrick at May 7, 2007 1:13 PM
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