Replacing limestone lintel

I think it's aluminum. It's definitely not cedar shakes. There are lots of period photos of this house... Mary Kay has an archive, and so does the Brooklyn Historian, Ron Schweiger. You can see if there's any type of decorative shingle or missing exterior elements, if that's part of your plan.

Posted by: Architerrorist at November 7, 2009 9:57 AM in response to Welcome to The Albemarle Reno Blog

Does the house have vinyl siding presently? Can't rememember. If so, do you plan to shingle? Just curious.

Posted by: Architerrorist at November 6, 2009 4:28 PM in response to Welcome to The Albemarle Reno Blog

Isn't this house sided? I believe so.

Posted by: Architerrorist at November 6, 2009 4:26 PM in response to The Albemarle Renovation Blog Launches!

Congrats and good luck. We owned a much smaller, but well loved home a few blocks down the road. The wiring in these places is just insane - and beware the asbestos wrap that no doubt lurks behind the walls when you demo. Have you thought about geothermal heating? Central air that is fuelled by your radiator system?

Posted by: Architerrorist at November 6, 2009 11:42 AM in response to Welcome to The Albemarle Reno Blog

English basements aren't all that dreadful, depending on how you use it. I actually lived in an apt in London that was a giant studio (with separate EIK and private garden) that wasn't half bad. All the walls were removed from the basement level... Interior wasn't exactly bathed in sunlight, but it was bright enough and rather spacious. A finished English basement makes for a great laundry room/office/playroom/home theater combo, depending on your taste. Or a rental unit, like the kind I occupied in my twenties. There is opportunity here, but I agree - price is still too high. $999k.

Posted by: Architerrorist at November 4, 2009 2:59 PM in response to House of the Day: 238 Windsor Place

If you can swing it, break into that other apt. and reclaim it. Screw the nice tenants. Don't put your child in the basement, alone, surrounded by potential hazards.

Posted by: Architerrorist at November 3, 2009 7:50 PM in response to Air Quality Assessment

I never understand why people say, "Oh, you could get a house like this (wherever) for less money/with more land, etc... It has nothing to do with the houses covered on this site. If you want a house elsewhere, you should be looking elsewhere. The whole point is that this is a unique opportunity for someone with truly deep pockets to have an amazing home in Brooklyn. Of course that begs the question - does someone with that kind of money want to live in this house, given that it is in Brooklyn? My bet is yes - but it's not going to be some A-List Hollywood type or Wall Street Whiz.

Posted by: Architerrorist at November 3, 2009 2:59 PM in response to The Gingerbread House Hits the Market

That's why I asked if it was on the National Register (like the Saitta House in Dyker Heights) - not just NYC Landmarks Register. Anyone know?

Posted by: Architerrorist at November 3, 2009 2:45 PM in response to The Gingerbread House Hits the Market

Don't be fooled - there are deep pockets in Bay Ridge (and Staten Island, for that matter). There may well be a buyer for this home... although I think we'll see that 12 million is a tad more than it will actually command.

There's a fabulous, albeit much less grand, arts and crafts home in PPS with a fountain room. Lots of tile, windows. Beautiful.

Posted by: Architerrorist at November 3, 2009 1:12 PM in response to The Gingerbread House Hits the Market

Is this house on the National Register? Seems like it should joint its stately neighbor, the Siatta House, over in Dyker Heights, if it isn't. There is some jaw-dropping architecture in Brooklyn, and it's not all brownstones ;)

Posted by: Architerrorist at November 3, 2009 10:26 AM in response to The Gingerbread House Hits the Market

This house is my wet dream, and Bay Ridge ain't so bad.

Posted by: Architerrorist at November 3, 2009 10:18 AM in response to The Gingerbread House Hits the Market

That's a lot of heavily painted woodwork for that price. Yeah, you can afford to strip it if you can afford the house - but it will never gleam like unpainted original detail.

Posted by: Architerrorist at November 2, 2009 2:04 PM in response to House of the Day: 49 8th Avenue

RE: Ditmas Park - you would be surprised how many people in Westchester read the NYT real estate section and New York Magazine. I'm always ready to draw a map when people ask me where I've come from - and I never have to! They say, oh the place with all those big Victorians...

Posted by: Architerrorist at October 30, 2009 9:16 AM in response to Brownstoner 2009 Survey Results

Surprised Ditmas Park, Victorian Flatbush, or whatever you want to call it these days, didn't merit it's own slice of the pie.

Posted by: Architerrorist at October 29, 2009 1:45 PM in response to Brownstoner 2009 Survey Results

Thanks Brooklyista! I have seen photos of the neighborhing stretch of Ocean, pre 1910, which show the free standing, Victorian wood-frame homes.

Posted by: Architerrorist at October 28, 2009 9:39 PM in response to Ocean on the Park Landmarking: The Details

I'm curious - why were the two end houses (one now razed) built in a different style than the rest of the terrace? Were they constructed later? I thought someone posted above that the land all the homes occupy was purchased by the original developer (at the same time?). Just an architectural history buff question.

Posted by: Architerrorist at October 28, 2009 7:41 PM in response to Ocean on the Park Landmarking: The Details

Cheers, Bob - and congrats.

Posted by: Architerrorist at October 28, 2009 7:40 PM in response to Ocean on the Park Landmarking: The Details

I don't mind good contemporary design... But the truth is, it would disrupt the uniformity of the new historic district. Whether or not it would detract from the architecturally integrity is a matter of personal taste (and owners of the other homes may be wary of what that will do to home values). Agreed, it's a relatively minor point after a big win - no horrible, cheap multi-unit dwelling, but if I was one of the home owners (and I would have been all for landmarking), I would be pushing hard for the garden space.

Posted by: Architerrorist at October 28, 2009 4:59 PM in response to Ocean on the Park Landmarking: The Details

Bob, that's my point. Expect landmarks to approve a contemprary design of note - even if neighbors don't feel it's a good fit for the existing period aesthetic.

Posted by: Architerrorist at October 28, 2009 3:57 PM in response to Ocean on the Park Landmarking: The Details

Don't hold your breath hoping for something that approximates the design of the existing homes with respect to that empty lot. Landmarks doesn't like historicizing repos. There was a lot of flak about this several years ago regarding a lot with a derelict 1950s home on tony Albemarle Road in PPS. They would not accept a "Victorian" style home, even if others in the nabe felt if blended well with the other turn of the century properties. The 50s home had to stay, bizarrely, and the very undistinguished period architecture, preserved. House has been for sale for years now - and no takers.

Posted by: Architerrorist at October 28, 2009 3:56 PM in response to Ocean on the Park Landmarking: The Details

Curious - what were the owner of 189's objections?

Posted by: Architerrorist at October 28, 2009 9:35 AM in response to Ocean on the Park Landmarking: The Details

Congratulations, Pop! That is a beautiful house, great location. Like so many of these houses, a lot of work is frequently needed behind the walls. It is a labor of love, though, and as you not, cosmetically your home as a lot plus points! There is a tapestry expert in the nabe, if you need any more help on that front.

Posted by: Architerrorist at October 28, 2009 9:34 AM in response to Last Week's Biggest Sales

Any updates as to what's going on with the remaining unprotected Victorian Flatbush nabes?

Posted by: Architerrorist at October 27, 2009 2:36 PM in response to BREAKING: Ocean on the Park Houses Landmarked

Just thought I'd mention some recent Flatbush insanity - PPS 50s split level on the market for 1.2 million? Fugly as sin, at least the exterior photo. Who would pay 1.2 million to live in PPS for anything other than a Victorian home dripping in character? I would have thought a house like this would be $650k....

Posted by: Architerrorist at October 26, 2009 8:38 AM in response to Open House Picks

It was a front porch that wrapped around the right side of the house. If I was photographing that staircase, I would have shot upwards - the stained glass oculus at the top of the stair case is breathtaking.

Posted by: Architerrorist at October 23, 2009 8:00 PM in response to House of the Day: 177 Rugby Road

Smaller houses in DP, PPS (well tended and retaining original detail) tend to go for more per square foot than the larger homes... They are hard to come by and far easier to maintain.

Posted by: Architerrorist at October 23, 2009 9:43 AM in response to House of the Day: 177 Rugby Road

Mary Kay has people on her list who "wait" for certain houses. If the seller agrees, I'm assuming, they just make a quick sale. It is a lovely house - small for PPS standards - but dripping in charm. It was built on property originally belonging to neighborhing blue house on the corner of Rugby and Beverley,sold off during the Depression. There's a lot to be said for owning a smaller home, dripping in charm, in a fantastic neighborhood.

I think the asking price seems high for that house because there are no real comps for it, save one other 30s era house on the same block, a few houses up towards Albemarle.

Mary Kay sometimes has a message at the top of her listings page which says "call for other listings." These tend to be prime listings where the owners know they can make a quick sell at ask and don't actually want the exposure.

Posted by: Architerrorist at October 23, 2009 9:41 AM in response to House of the Day: 177 Rugby Road

Traditionalmod, I've been in this house, and it is a lovely house, although if you like craftsman aesthetic, not for you. I am a big fan of the arts and crafts movement, but I can also appreciate the original details of this house, many of which survive on the 2nd and 3rd floor (and the foyer). The house suffered at the hands of the previous owner. He subdivided rooms, destroyed the ground floor parquet, etc... The mechanicals on this house are excellent, which is worth considering. So much of the renovation budget is frequently spent behind the walls of these homes.

Posted by: Architerrorist at October 23, 2009 9:06 AM in response to House of the Day: 177 Rugby Road

They are not going to remove the shag rugs because most of the parquet floors on the ground level have been destroyed by the previous owner, a doctor who used part of the house as an office and laid down vinyl or something over the wood. This is a big negative in my book, along with the missing front porch, which the previous owner also removed. There are photos of this house with the porch, so if the price were to come down a bit, a new owner could restore it.

On the up side - the space in this house, particularly on the 2nd and 3rd floors, is fabulous. Maybe someone has already mentioned the fabulous stained glass oculus (Tiffany?) at the top of that jaw-dropping staircase? Or the massive Byantine influenced period light fixture in the foyer?

House is overpriced considering floors are shot, kitchen is starting to date, porch is missing... Price needs to take these issues into consideration, along with current market value. I would price along the lines of the Ebbinger bakery (most recent price), $1.5-$1.6. This house, however, has a better location, more square footage, and is extremely BRIGHT inside.

Posted by: Architerrorist at October 23, 2009 8:59 AM in response to House of the Day: 177 Rugby Road

Love DP, but not sure how deserved the DP designation is in TONY. It was pretty much a gastronomic wasteland up until about 7 years ago... Yes, things have changed for the better. Food/drink establishments are the only businesses to really take root in the area, but with the exception of Cortelyou Road, they are pretty far flung and this is a large neighborhood, geographically speaking. I love the changes, but still venture far afield to Bensonhurst, Bay Ridge, Park Slope, Sunset Park even the LES for many staples and cheap eats.

Posted by: Architerrorist at October 21, 2009 11:54 AM in response to Wednesday Food & Drink Round-Up

You need an oval rod: http://www.signaturehardware.com/class221

Posted by: Architerrorist at October 19, 2009 1:15 PM in response to Clawfoot Tub Worth Saving?

I really like the overall look, especially the chair and the wallpaper. However, I have to say, in terms of re-sale, I have never known anyone who hasn't immediately removed the wallpaper from a new purchase, no matter how hip/vintage/expensive etc... it might be. I like wallpaper, here and there, but it seems to be such a renovation no-no on this blog.

Posted by: Architerrorist at October 15, 2009 11:40 AM in response to Inside Third & Bond: Week 105

If you absolutely have to have a car (and I'm not convinced most people in Brownstone Brooklyn do, although some genuinely do, of course) - buy a house with a garage in Ditmas.

Posted by: Architerrorist at September 25, 2009 11:34 AM in response to DOB Posts Letter of Intent to Revoke on St. Marks Ave

If you go with ADT ask for the tech named Valentine. He is a smart guy, lovely, polite - head and shoulders above some of the other techs they sent me in the past. A pleasure.

Posted by: Architerrorist at September 21, 2009 2:40 PM in response to ADT or Other System?

Europe? I lived in the UK, and let me tell you, the "landmarks" departments over there make the NYC LPC look like playschool.

Posted by: Architerrorist at September 18, 2009 12:37 PM in response to LPC Makes It Official at Alice & Agate Courts

Agate and Alice Courts are two lovely little streets and the honor is well deserved. Forgotten NY has a niece piece on the history of the streets.

Posted by: Architerrorist at September 18, 2009 9:42 AM in response to LPC Makes It Official at Alice & Agate Courts

There are quite a few Ditmas Park area houses that are now under the 1 million mark, including the derelict/half renovated Queen Anne in PPS that started considerably higher. Also believe that the large cream Victorian on Albemarle that was asking around 2.3, is now under contract, having lowered ask to 1.75 or around there.

Posted by: Architerrorist at September 11, 2009 2:51 PM in response to Open House Picks

Yawn, Miss Muffett. We hear you. We get your game plan. We've been hearing it for well over a year now, and whether it's true or not, it's sooooo old. Please have brownstoner devote an entire entry to your fab purchase, complete with pix, when you finally make a deal. Then I'll be interested.

Posted by: Architerrorist at September 11, 2009 2:49 PM in response to Open House Picks

I'm an ex-Sloper always in search of a fun beach book and a good laugh, so will certainly give it a read. Who wants a steady diet of Dostoevsky?

Posted by: Architerrorist at September 10, 2009 10:59 AM in response to Sitting Down with Prospect Park West Penner

A beamed ceiling does not a Tudor make.

Posted by: Architerrorist at September 3, 2009 8:37 PM in response to House of the Day: 790 Rugby Road

By what stretch of the imagination is this house a Tudor?

A house in this condition would fetch around $650k six years ago, so we're not quite at 2003 levels in DP yet.

Posted by: Architerrorist at September 3, 2009 8:34 PM in response to House of the Day: 790 Rugby Road

Great block, but loss of the front porch renders it something of a poor relation. However, porch restoration is not always as expensive or difficult as you might think... Still, this house is way over-priced for this market. I'm a big Ditmas booster, but still - today's market, no porch, little detail, new but not seriously high end kitchen - 1,05,000.

Posted by: Architerrorist at September 1, 2009 6:08 PM in response to House of the Day: 694 East 17th Street

Don't ever remember seeing that Ditmas House listed with an agent.

It is far enough into DPW or is it West Midwood, to appear to buyers in Midwood proper, so maybe that explains the studs.

Posted by: Architerrorist at August 20, 2009 3:10 PM in response to Brooklyn Sales: Under a Million

True. My gay friends are reproducing at a rate that puts my straight friends to shame. And most of the offspring (although not all) go the private route. Professional parents, one, two kids, tops... Just my friends. Can't speak for other gay/lesbian families.

Posted by: Architerrorist at August 17, 2009 6:53 PM in response to House of the Day: 2101 Albemarle Terrace

While most houses in DP are still single family, there are several streets which have homes that were originally built as two-families and have the appropriate C of O. There are also a number of homes that were legally converted to two-families prior to later restrictions, and are grandfathered as legal two families. There are also houses with granny or mother-in-law apartments - shared entrance, seperate kitchens and baths. Frequently the apartments, if one bedrooms, are on the third floor; two family homes built as such have two front doors and are pretty much vertical, mirror images; mid-century legal conversions also tend to split the house on two different levels.

More people rent rooms in DP than you might think. Also if you have kids, you can save a bundle by getting an au pair for one of those bedrooms, instead of a pricy nanny or babysitter.

Posted by: Architerrorist at August 17, 2009 6:50 PM in response to Renting the Basement?

Families looking to send their kids to neighborhood public schools would be much better off looking at homes in the Victorian Flatbush neighborhoods zoned for 139 and 217.

Posted by: Architerrorist at August 17, 2009 4:02 PM in response to House of the Day: 2101 Albemarle Terrace

LOVE Albemarle and Kenmore, but have to say, this house, although larger than the others, lacks a bit of the charm and is in the worst possible location (corner of E.21st St).

Posted by: Architerrorist at August 17, 2009 3:58 PM in response to House of the Day: 2101 Albemarle Terrace

Also, the door-to-door school bus can't be beat. As much as I miss city life, not having to schlep a multitude of kids to a bunch of different schools has, in some, way given me my life back.

Posted by: Architerrorist at August 6, 2009 7:42 PM in response to House of the Day: 439 East 19th Street

Ringo -

Can't beat Pound Ridge elementary. Talk about idyllic. Gorgous new library with rotunda, playing fields, etc... They actually have to keep snow boots and bibs at school so they can go sledding in the winter!

Since we were limited to the Northern Westchester/Fairfield area, we opted for more space (3.5 acres, pool, etc...) instead if something more neighborhoodish, although I miss sidewalks, walking to shops, etc., which you can have in a place like Pelham or Irvington. I also think taking care of the property is a real chore (landscapers charge astronomical rates, but there's no getting around hiring leaf guys in the fall....). My husband, however, doesn't seem to mind it, so I suppose I shouldn't either :) It is amazingly beautiful. Sometimes I look out the window and think I'm living in the middle of Prospect Park (in the wee morning hours, before people actually arrive...).

My youngest will be attending PR elementary in a few years. I have kids at Fox Lane, too, and am very satisfied. There is actually some cultural diversity there, too, as Mt. Kisc is also zoned for Bedford Central School District.

If you want land and don't care about the commute (it's over an hour to mid-town and parking is tough), it's great. If you live in Bedford Village or Bedford Hills you can get on the waiting list for a parking spot there.

You can always get a spot in Stamford if you only have to be in the city now and then. About 20-25 minute drive from PR. Everything in PR is minimum 2 acres zoning. Nice public pool complex with incredibly cheap day camp (less than $500 for SIX WEEKS). Also building brand spanking new community center which will be an asset. Local food shopping is no worse than the city pricewise and you can get all your basics and indulgences in PR. Target and things over in Mt. Kisco. New Canaan is 15 minutes away and has lots of shopping, restaurants, as is Ridgefield, also very lovely. The Lewisboro School District (The Salems, Katonah) is also excellent, and lots of land around there, too.

Posted by: Architerrorist at August 6, 2009 7:35 PM in response to House of the Day: 439 East 19th Street

Hi Bklyndoug - If we still had a Manhattan commute, Pelham would have been a definite choice for us. However, our move was dictated by a job offer in CT... Just too much of a commute from Brooklyn (we tried it for 6 months...). Northern Westchester was a quick hop, skip and a jump from Greenwich on backroads - we ended up in Pound Ridge. Very beautiful, but a tad isolated and that much further out. Pelham seems to me like a great alternative for Brooklynites, expecially DP types who love that sort of period architecture... still see your neighbors, fantastic schools, nice shopping, so close to Manhattan! I'm envious!

Posted by: Architerrorist at August 6, 2009 5:56 PM in response to House of the Day: 439 East 19th Street

I don't live in Brooklyn, nor do I own a brownstone, however, I have bluestone sidewalks and just got a quote to do some significant repair, so I thought I'd share the info.

I have a main (parallel to the street) sidewalk that extends about 225 feet (told you I didn't own a brownstone). The walk is made of 4 foot wide stones varying in length from 3 to nearly 6 feet, about 2.5 inches thick.

I need to have 39 linear feet pulled up and replaced due to fracturing. The contractor has old stone slabs they salvaged from sidewalks they had to pull up and replace with concrete and had the good sense to keep the stone. So, the stone cost is less than one might expect for such big slabs - $6.50 per sqft. Their charge for labor is $9.00 per sqft, which includes pulling up the old, preparing the surface, setting the stones and discarding the debris (nominal disposal fee).

$15.50 per sqft "all in" is competive with prices I've seen for setting 1x2 pavers 1 inch thick, so I've got a good deal here, but I think that's primarily due to the material costs for salvaged stones.

I live in Swarthmore PA - a suburb just west of Philly.

Posted by: CDarrell at November 6, 2009 4:03 PM in response to Cost of sidewalk repair?