Brownstone Extension + Parlor Kitchen thoughts...

check out the kitchen on today's house of the day. it loooks like it was probably added on as a 2-story addition - adding bedroom to the garden rental and kitchen to the upper triplex, with a deck on top of the kitchen.

Posted by: guest at November 20, 2007 1:55 PM

We built a two story, 15 foot extension to the back of our brownstone, and I think it was the best decision I've ever made. That said, there are several potential problems you need to deal with. First, hopefully you are in good with your neighbors, because you'll want to have them agree to extend the party wall. This will cost them about 6 inches of their yard, but you can tell them that if they ever want to build an extension, it will be much cheaper because the wall will already be in place. Second, you want to make sure in advance you will have access to their back yards, so you can paint and properly seal your walls.

We now have a three room parlor floor -- living room, dining room, kitchen, with a half bath in the kitchen. We were also able to make the garden apt. into a two bedroom (long and narrow bedrooms), which pulls in a great rent.

A couple of things to consider: since your are doing all this work, you may want to consider installing a back yard door to your basement. That could free up some garden apt/front yard space,depending on your current set up. Also, you may want to have power and or water brought out into the back yard for hoses, fountains, lights etc. Also think about installing some sort of AC at the same time (ductless is great!). What about a roof deck on top?

You will probably need to modify the back wall in some way. If its brick, you may have to install a steel beam to provide support above the passageway. You'll want to think about what this will look like and how much any particular configuaration will cost.

The kitchen aspect of it was really unremarkable, save for the fact that its a new kitchen, and new kitchens cost bucks.

Since this is a kitchen and an extension, its going to cost some bucks. I'm thinking that with somewhat nice finishes, you could easily find yourself in six figures. Also, never understimate the amount of disruption this will cause to your life. Are you planning on living there throughout the project? Make sure you have some understanding friends who can make dinner or let you stay overnight sometimes. Get anything unique or of value way, way out of the way.

Overall, though, the value of your house will definitely increase (as will your taxes), and your life will improve as well. If you can afford it, I say do it. Our project took about six months to finish, and even then there were odds and ends left over.

Posted by: guest at November 20, 2007 2:45 PM

They tend to be very cold.

Posted by: guest at November 20, 2007 2:51 PM

I think your neighbors will not be willing to give up six inches of their yard in exchange for the displeasure of having construction noise next to them for six months before their yard is ruined by your extension.

Posted by: guest at November 20, 2007 4:45 PM

I agree with 4:45PM - building an extension will not make you popular with your neighbors and you might want to factor that into the equation.

Posted by: guest at November 20, 2007 5:14 PM

There are already too many extension on the few existing brownstones. If you're too lazy to walk up and down the stairs to the kitchen, don't by a 3-4 story house. Go get a condo.

Posted by: guest at November 20, 2007 5:31 PM

We are in hoboken, not brooklyn. We have a 4 story 20'x45' house and live in the top 3 floors and
rent the garden apt. We added a 2story 20'x10' addition. This allowed for

1) a sunroom for the garden apt rental
2) a kitchen on the parlor floor
3) a deck above the new kitchen off the master bedroom

We also built an iron deck off the kitchen.
It's really pretty spectacular esp the outdoor living space. I'd encourage you to go for it --- you won't regret it.

Posted by: guest at November 20, 2007 8:31 PM

There is no reason to extend the party wall except to gain additional interior space. Your neighbors will have to be OK with your contractors accessing their yard to do work.

And its a myth that it will necessarily be cold. If its properly insulated and you put in a heating system there is no reason it can't be as warm as the rest of the house.

Posted by: guest at November 21, 2007 12:26 PM

Sorry, just had one built by top notch contractor, lots of insulation and it is cold.

Posted by: guest at November 21, 2007 1:10 PM