Replacing limestone lintel

Although I agree this particular house is a) smaller than the average DP house, and b) is not in the most desirable location withint the nabe. I would think $699 in this market.

Posted by: Architerrorist at November 20, 2009 2:33 PM in response to Open House Picks

Most DP houses lose the butler pantry to create a ground floor loo. Rare to find a house where this has not already happened. Some fo the exceptionally large DP houses had two pantries, so still have some original storage space.

Minard, you really don't seem to know much about the DP area.

Posted by: Architerrorist at November 20, 2009 2:31 PM in response to Open House Picks

Mr. Lafever is right though... Probably asbestos tiles (and mastic). There's almost certainly asbestos mixed into the original plaster, too. You hit it in the little pockets sometimes, if you have it tested. Don't unless you have to.

Posted by: Architerrorist at November 18, 2009 10:51 AM in response to Beneath the Surface

Fantastic! What were those linoleum-layers thinking? Reminds me of the time we took down a sheetrock wall (two actually) and found a stained glass window encased between them... These houses are like treasure chests, and you've got some serious plunder there!

Posted by: Architerrorist at November 18, 2009 10:49 AM in response to Beneath the Surface

Some people really love this paint job. But it's true, it would never conform to landmarks (if BSW was actually landmarked, which it isn't at present) - they only permit THREE TONE paint schemes, conforming to period colors. And, God Forbid, make sure you don't choose colors that were popular in San Francisco, circa 1905, and not New York...

Posted by: Architerrorist at November 17, 2009 8:44 AM in response to Ditmas Park Gets the 'Living In' Treatment

I have to confess, though, we did spend several hundred thousand renovating it. Most people coming from more upmarket areas would not want to live with the grandma house kitchens and baths which dominated the neighborhood back then. Most people who bought in DP stayed there for 25-30 years, raising families etc... They didn't renovate every 5-10 years. It was unusual to find a house with a post 2000 kitchen. Sometimes you might see a newish Home Depot style bath. Attitudes and expectations of the area have changed enormously in the past five years. Not least of all because of the amenities cited in the Times article. Still, there were some who saw the potential, worked hard for change, and are now reaping the benefits. Yes, I know, some will scream gentrification. Let them, I say.

Posted by: Architerrorist at November 16, 2009 10:42 AM in response to Ditmas Park Gets the 'Living In' Treatment

Interesting point with this house - if BSW was landmarked, this paint job would never have been permitted. However, if BSW is landmarked, there couldn't be any nasty front porch enclosures or any other type of bastardization of the period architecture.

Posted by: Architerrorist at November 16, 2009 10:29 AM in response to Ditmas Park Gets the 'Living In' Treatment

The broker (not MKG)who made the $800 statement is misinformed. I bought my BSW house (needed a lot of cosmetics, but certainly not a wreck) in 2003 for $675. A neighbor around the corner who bought at the same time paid $650. Our house had been on the market in 1999 for $475, and the owner couldn't get anywhere near ask. Prices, even with the brave new market, are just nowhere near what they were 7-10 years ago in the Victorian Flatbush area. I'm not saying they won't head further south, but they aren't their yet. And, conversely, they were no where near as high back then as the broker in this article states.

Interestingly, we did see one house back in 2002, which was asking $950. Fiske Terrace, good condition, minor cosmetics needed. We were told at the time that this was the highests ask ever in the area, and that it was absolutely unrealistic. House sold close to ask... Now the average house price in Victorian Flatbush (for the average house, of course) is about $900k..

Posted by: Architerrorist at November 16, 2009 10:13 AM in response to Ditmas Park Gets the 'Living In' Treatment

Miss Muffet's budget, from what she posts, isn't chump change, wherever it comes from. She's not looking in BedStuy. Prime Brownstone only, please.

Posted by: Architerrorist at November 13, 2009 8:19 PM in response to Open House Picks: Six Months Later

Yes, but the Albemarle house started at 2.5, so that's a big drop.

Posted by: Architerrorist at November 13, 2009 1:23 PM in response to Open House Picks: Six Months Later

Yes, this panel looks scary - and it is - but I would wager that the majority of homes in Victorian Flatbush have similar panels, not to mention lead pipes...

Posted by: Architerrorist at November 13, 2009 11:39 AM in response to All Systems, Go — Away?

I vote with Ruths Chris. Unfortunately.

Posted by: Architerrorist at November 11, 2009 11:25 AM in response to 'Nationally Known' Restaurants May Land in 345 Adams

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