"...just makes me think Grandma died there.
Posted by: tybur6"

That fireplace shot with the grandfather clock does give that feeling. I remember a house for sale in the area years ago where they guy collected clocks and the house was filled with hundreds of them. Made it harder to envision as my home.

Posted by: Bklnite at November 6, 2009 1:41 PM in response to Open House Picks

(Referring to 1423 Albemarle Rd, mentioned by ditmas2br 12:11 PM ... not the reno blogger's place)

Posted by: Bklnite at November 6, 2009 12:45 PM in response to The Albemarle Renovation Blog Launches!

I imagine buyers of the reno blog place are well aware of that place. It's been on the market quite a while and it looks pretty bad from the outside.

It was an open house pick in April 08.
http://www.brownstoner.com/brownstoner/archives/2008/04/open_house_pick_180.php
Back then asking $1.65. Those were the days.

According to streeteasy
01/09/2009 Listed in StreetEasy by Brooklyn Properties at $1,350,000, then multiple price cuts ending up at $999,000.
10/23/2009 Listing entered contract.

From propertyshark, looks like it was going towards foreclosure - Lis Pendens filed 6/1/2009

Posted by: Bklnite at November 6, 2009 12:41 PM in response to The Albemarle Renovation Blog Launches!

Thermostat is definitely diy. Generally 2 wires, no danger of doing something terribly wrong. A common test is it take out the thermostat and connect the 2 wires together, basically forcing the connection / keeping the switch ON and calling for heat. Buy a digital programmable one and swap it out.

Whatever you do, avoid calling for service on the weekend. Last year my forced air furnace crapped out on a freezing Friday night. I got somebody there on Saturday who charged $200 (cash, minimum for showing up on Saturday). He diagnosed the problem, a bad fan limit switch was tripping the electrical circuit, and quoted over a thousand bucks to replace it! (Criminals!) I bought the part on Monday morning from the supply house for 80 bucks and got a # of a tech to call - Chris Quartana 646-996-3436
Paid him something like 150 bucks for the labor to put it in.

Posted by: Bklnite at November 6, 2009 12:06 PM in response to Furnace or Thermostat Issues

Welcome. Great that you're doing the reno blog. Walked by Halloween and saw the decorations - I guess you're moved in and there's plenty of rooms to shift around while you take on work in stages.

The house is great, but would seem overwhelming to restore and to maintain and heat. How're you gonna make use of all that space? A half a dozen more kids to go with the guy by the fluorescent lights?

Posted by: Bklnite at November 6, 2009 11:40 AM in response to Welcome to The Albemarle Reno Blog

Spoke with one of the house cleaners
http://www.wecandoit.coop/
Money goes straight to the worker. The price to clean a house was high compared with what neighbors are paying & we decided to keep looking. I like the idea in principle.

Posted by: Bklnite at November 6, 2009 8:40 AM in response to Housecleaning Cooperative

There's lots of interesting reading re: Scheidelman and Perry v. Commissioner (similar case w/ Ft. Greene owner vs. IRS)
http://www.architecturaltrust.org/taxadvantage/library/pending_cases.asp#s2

Respondent's Expert Report - Cushman Wakefield, has an appraisal of 374 Vanderbilt giving the opinion that the value in 2004 both before and after the easement was $1,000,000, supporting the IRS claim that there was no value given up with the contribution.

If you deducted 96k and avoided 30k or so of taxes, you can see how Scheidelman's case turns out, and go to court if you you think you'd prevail. I'd think if you'd be better off trying to negotiate away penalty (and interest) in exchange for saving everyone the expense in court.

Posted by: Bklnite at November 5, 2009 2:02 PM in response to Easement Audit Nightmare

BrooklynGreene -
Photo of shirts is from
Cortelyou Greenmarket
Location: Cortelyou Rd. between Rugby & Argyle Rds.
Times of Operation: Sunday 8 AM - 4 PM
Season: Year Round
http://www.nyfarmersmarket.com/regionmetrokings.htm

Posted by: Bklnite at November 5, 2009 9:19 AM in response to Thursday Links

Yeah, OP - lot's of folks cheat a little on their taxes, but a bogus 270k deduction ?!? Busted. You profited by the 600k increase in value from 04 to 07 on top of whatever the gain from your original purchase price to the 04 value when you got involved in the scam, so you can probably afford it. tybur6 always has tongue planted firmly in cheek when posting but.....

"I think you should just pay the IRS the money.
Posted by: tybur6"

Posted by: Bklnite at November 4, 2009 4:46 PM in response to Easement Audit Nightmare

It's sorta like donating your junker car to a charitable organization and taking a tax deduction for the 5k blue book value of the car, even though the charity contracts with a company that tows away and sells the junker for $100 and gets 50 bucks out of the deal. I did that once before the IRS tightened up on that game. Now you can deduct the fair value of the donated car.

If you take a 270k deduction and when the change in value for adding the easement to the property in a landmarked district is de minimus, then I'd say a fair outcome is to argue you were not negligent, made some reasonable attempt to do the legal thing, and pay the tax you should have paid when you took the questionable deduction and try to negotiate the interest and penalties.

Posted by: Bklnite at November 4, 2009 3:18 PM in response to Easement Audit Nightmare

There's an old bstoner post about this...
http://www.brownstoner.com/brownstoner/archives/2007/09/facade_easement.php

I'd have to say I can see the logic of IRS to challenge this - you're claiming a charitable deduction (to some organization?) for leaving your historic facade as is in perpetuity. But why's the value to the charitable org 15% of the value of the property when you were already restricted from changing the facade by LPC?

Posted by: Bklnite at November 4, 2009 12:28 PM in response to Easement Audit Nightmare

Right - I was making the distinction because dibs was suggesting an LLC & I don't think that makes sense for you. Go with the advice from Adam (a mortgage broker) & look in to TIC. Just be aware of the complications, like what happens when one couple wants to or has to sell, and spell that out in your agreement. And with one mortgage, one couple can't refinance their half of the loan; and if one couple moves & sells to new TIC members, you have to refinance, even the couple that's staying has better terms on the existing loan than the new market rates. No worries if everyone lives happily ever after in the same 2 family home.

Posted by: Bklnite at November 3, 2009 12:28 PM in response to Buying a Multifamily House

When I'm in the exit only lane I allow hybrids to cut in front. SUVs, TLC cars and taxis can go to hell.

Posted by: Bklnite at November 3, 2009 10:38 AM in response to Squadron Helps Drivers Get Off (The FDR)

The most effective strategy to to the bridge is to stay in the far left lane of the southbound FDR until you are about 75 feet from the exit. Then quickly cut over 2 lanes, catching the the people foolishly waiting in the exit only lane by surprise when you cut them off.

Posted by: Bklnite at November 3, 2009 10:33 AM in response to Squadron Helps Drivers Get Off (The FDR)

In a recent appraisal for my home, the adjustment for comparable sales was $10 per square foot difference in lot size (and $20 per square foot difference in gross livable area). This was for homes in victorian flatbush and I'd assume both those factors would be higher in brownstone neighborhoods where houses and lots are smaller and prices higher on a psf basis. Those numbers struck me as low, compared to what an actual buyer in the market would be willing to pay.

Posted by: Bklnite at November 3, 2009 9:58 AM in response to Value of a Backyard?

Look up tenancy in common. For a multifamily purchase as an investment an LLC would be a common form of ownership. If it's for a primary residence for both TIC is an option. Unrelated people can own property and get a mortgage, not sure that it would have an effect on the rate, if income and credit of all parties are good enough.

Ask a lender or a mortgage broker - you may not need to have a TIC agreement drawn up before applying for a loan, but you'll want to spell out many things before you buy, to avoid trouble later when one party wants to sell, in case of a divorce, etc. etc.

Posted by: Bklnite at November 3, 2009 9:30 AM in response to Buying a Multifamily House

It sounds like diy - go to home depot or lowes and buy a faucet and change it out - unless there's a problem with the valve, as MP suggests.

Does the water shut off when you shut off both valves below the sink? If so buy the faucet (make sure you get one that matches ... # holes in the sink, 4" is common) and give it a shot. You'll have a new faucet that you chose and worst case you get stuck or frustrated trying diy and you call a handyman or plumber who'll charge you some minimum for a service call and probably do it quickly.
http://www.easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35749952

Posted by: Bklnite at November 2, 2009 5:02 PM in response to Plumbing Issue

Does "42 windows" include the bricked over ones on Berkeley Pl? Maybe it was too many windows. It's a pretty busy spot for traffic headed to Flatbush Ave or to GAP. Nice place, but pretty lame to have 5 photos of a 15 room house.

Posted by: Bklnite at November 2, 2009 1:28 PM in response to House of the Day: 49 8th Avenue

Maybe you should have bought one of these and been done with it for 30 bucks.
http://www.target.com/Rainshower-Chrome-Showerhead/dp/B0003WN19W

I'm assuming it's not a rent regulated apt but if it was you could raise the monthly rent 1/40 of the cost of MCI's. Tell the tenant the rent is increased 6% starting Nov (and you need 6% more for security deposit) and he can take a 25% credit against Oct rent for the inconvenience.

Posted by: Bklnite at November 2, 2009 10:25 AM in response to Tenant Compensation?

On the faq from dsny it says max 60 lbs.
http://www.nyc.gov/html/dsny/html/faq/faq.shtml
It does say "bundles of wood (no longer than 4 feet, nails removed)" but when I've had trouble getting the nails out I bang them so they're flat to the wood and bundle 2 pieces nail sides together to minimize the hazard to the collection guys. Worked OK for me.

It depends on the crew whether they'll be a pain about the rules and leave your stuff. I haven't myself but I hear that if you meet the guys when they're collecting, a bribe ... uh I mean holiday season gift ... can smooth out some of the difficulties getting your stuff picked up.

Posted by: Bklnite at November 2, 2009 8:57 AM in response to Wood Panels for Garbage Pickup

I recommend Zoltan ("Zoli") Karpi 347-693-1284

He did 2 new bathrooms in the house where I used to live in Park Slope. Current owner picked out & paid for tiles & the cost was much less than what you're likely to pay most contractors. They are very pleased with the work.

He & one of his crew did a new shower stall and a variety of wall repair, skim coating & some electrical work for me.

Give him a call or email karpizoli at yahoo dot com
They do excellent work.

Posted by: Bklnite at November 2, 2009 8:37 AM in response to "Simple" Kitchen and Bath Reno

Check out PS 139 on Rugby @ Cortelyou, and PS 217 on Newkirk. Both have gifted & talented programs & both are insideschools noteworthy schools. Don't stress out too much now - you'll have plenty of time for that in several yearswhen the kid's ready for preK or K, and again when it's time to look for middle schools and again with the HS search.

Find out what the zoned school is for an address is here:
http://maps.nycboe.net/
Let's you know what school your kid automatically gets in to - aside from options like G&T, magnet schools, etc.

As they get older it matters less the district/zone where you live - lots of kids travel a ways for middle and for HS everything's pretty much open to kids city wide.

Posted by: Bklnite at October 30, 2009 4:03 PM in response to Public School Victorian Flatbush

If the customary commission is 6% then I think an exclusive listing should be be half - 3%. And that's an obscene amount relative to the work involved. Getting too specific about where to advertise & how many people to mail to doesn't seem necessary. That's what the broker is supposed to know how to do. It's a very small market for $5 million properties, and 150k is plenty of incentive for them to find one willing and able buyer.

3 months is a reasonable length of time. Can always renew or take it to another broker after that.

Posted by: Bklnite at October 28, 2009 3:13 PM in response to Broker Contract?

pop-
+1 on the congrats. Welcome to the neighborhood & good luck w/ reno / resto. You'll have to update your bstoner profile now that you're no longer a bitter Boerum Hill renter.

Posted by: Bklnite at October 28, 2009 9:55 AM in response to Last Week's Biggest Sales

Aside from the outage / technical difficulties - when I go to post, about half the time I get "you are not allowed to post comments"

I thought maybe I was added along with "the what" to some brownstoner blacklist (but why?). Seems that if I just go back & try again it often works.

?

Posted by: Bklnite at October 27, 2009 1:30 PM in response to Back Up Now - Sorta

If you don't sell your place and you need proceeds for the downpayment on the purchase, then you won't get approved for the mortgage, so the mortgage contingency will cover you on the purchase contract. Speak to your attorney.

Did this with buying selling houses & worked out the 2 closings on the same day.

Posted by: Bklnite at October 27, 2009 1:26 PM in response to Sales Contingency?

How about Mauro Zanutto?
http://oldhousemyhouse.thisoldhouse.com/2009/02/a-valentines-da.html

Posted by: Bklnite at October 26, 2009 6:01 PM in response to Tile Installer

kensingtonka,
Here's a thread from a pianist bulletin board. Check the post about fiberglass backed ceiling panels.
http://www.pianoworld.com/forum/ubbthreads.php/ubb/showflat/Forum/3/topic/003967/Number/0/site_id/1#import
If you try being reasonable and downstairs neighbors are not, then yes you have a right to music til 10pm, to hell with them.

Maybe the pianist looking for an apartment should check if there's anything here
http://www.nytimes.com/2009/05/03/realestate/03habi.html
Musicians Preferred

Posted by: Bklnite at October 26, 2009 2:43 PM in response to Rent to a Pianist - Crazy?

Slick - They don't take credit cards because it costs a percentage to process which would get passed on to members. They do take debit cards.

Enough already. It seems most of the people complaining are not members. It's working well enough for 15,000 members which is more than enough. No need to be so offended by it if you're not a member.

Posted by: Bklnite at October 26, 2009 1:52 PM in response to NYT: Food Co-op Exile's Story Demands 2,000 Words

Give the pianist a break. You could do much worse for tenants, like deadbeats or people who make noise late at night or pet owners. In addition to putting the piano on carpet, keeping the lid closed (and maybe with a cover) can make it unobtrusive.

Put whatever you need in the lease. And audition her at the hotel gig to see if you enjoy her playing.

Posted by: Bklnite at October 26, 2009 1:27 PM in response to Rent to a Pianist - Crazy?

BTW Arkady,
VinRoy did some brownstone and brick re-pointing work on my (previous) house about 12 years ago & we were happy with the work. I saw recent recommendations here and called him for concrete work (that I eventually got Shahab to do). Left at least 3 messages with no reply. Apparently others have found him MIA or not responsive as well. Thumbs down from me if he can't be bothered to return a call.
http://www.brownstoner.com/forum/archives/2009/10/vin_roy_baronet.php

Posted by: Bklnite at October 23, 2009 5:12 PM in response to Trees & Sidewalks

I had a dog run through and leave paw prints on mine too - grrrr... Shahab came back (he was returning with the yellow caution tape anyway) and smoothed it out.

Posted by: Bklnite at October 23, 2009 5:02 PM in response to Trees & Sidewalks

Also, I had some concrete done this week. Was looking to do a 100 sf area between steps and sidewalk either in 2" bluestone or (tinted) concrete. I got a couple of estimates and it would have been 2700 - 3000 for bluestone. Chose to go for the cheaper concrete option, tinted to (I hope) match the bluestone sidewalk. Only been a couple of days, so not sure how it's going to look as it ages. You do need to watch it...make sure your guy gets caution tape up and you still have to watch the kids trying to leave their mark.

I used Shahab who came recommended on the forum here by Petebklyn. About 10 bucks a square foot.

Posted by: Bklnite at October 23, 2009 2:56 PM in response to Trees & Sidewalks

I've got a tree pushing up my bluestone sidewalk. I called 311 a couple of weeks ago. I'll see what happens - if they get around to doing the inspection and the root trimming. I'll want to be on hand to make sure they don't break the slabs. The emailed me the service request # right away.

This is the lookup of my SR (personal information redacted)
SERVICE REQUEST #: X-X-XXXXXXXX
CREATED ON: 10/05/2009 4:23:21 PM
REQUEST TYPE: Root/Sewer/Sidewalk Condition
DETAIL: Trees and Sidewalks Program
INCIDENT ADDRESS:
INCIDENT BOROUGH: BROOKLYN
STATUS: The Department of Parks and Recreation has reviewed this request and will visit the location to investigate the condition.
LAST UPDATED ON: 10/06/2009 8:54:46 AM
NEXT UPDATE DUE: 13 Day(s)

Posted by: Bklnite at October 23, 2009 2:47 PM in response to Trees & Sidewalks

I didn't pay attention when I took the cell phone pic, but passing the trash can again today I see the M4L campaign is for luxury apartment rentals in Yonkers. Isn't that the part of Westchester that's almost as good as being in the Bronx?

Posted by: Bklnite at October 23, 2009 8:28 AM in response to Brownstoner Poster Ad Campaign

In the appraisal done for my refi, one of the comps was 209 Rugby which sold for $900k on 7/1/2009. It's a crappy little 2 story not nearly as nice or big as this house. A prospective buyer is going to get stuck with this comp on the same block, and 177 it won't appraise anywhere near ask. Presumably buyer will make a huge down payment so may not matter. Probably not at POOPS renter, but someone with some money who sells to buy here because they want space, light, trees, ... Oh, wait - you'd be crazy to come out here. Much too dangerous on top of being absurdly overpriced. Stay in Park Slope, please.

Posted by: Bklnite at October 22, 2009 5:08 PM in response to House of the Day: 177 Rugby Road

Biff,
I cast no aspersions on more4less. I got a chuckle being reminded of the handle as I was walking by. And I am from the good ole USA but I resemble the implication that I'm a PL.

Posted by: Bklnite at October 22, 2009 11:49 AM in response to Brownstoner Poster Ad Campaign

In an appraisal I just got for a refi, in the COST APPROACH TO VALUE section, it used $165 psf x GLA to arrive a the cost of replacing new. For your 432 sf addition that works out to 71k. You could spend less, and the sky's the limit if you want high end finishes. You probably want a deck, and then a conversion of a window to a door for access above. That plus 2 years off you life expectancy.

Posted by: Bklnite at October 22, 2009 10:35 AM in response to Cost for Adding Extension?

Hey more4less,
I took a pic showing your ad campaign on my way in to work this morning and posted it on the forum :-)

Posted by: Bklnite at October 22, 2009 9:55 AM in response to Open Thread

You're already keeping it toastier than required. 68 degrees daytime and 55 at night (which is pretty chilly) I believe is required only in 3 or more family dwellings. If it's a two family it's probably whatever your lease says.

Check on weatherproofing opportunities, then ask your tenants if they'd be willing to renegotiate the lease and pay an extra 100 bucks a month for turning it up to a sauna-like 75.

Whiney bitter renters :-)

Posted by: Bklnite at October 16, 2009 5:11 PM in response to Temperature in Apt.

I saw this one at home depot, and was tempted
http://www.homedepot.com/h_d1/N-5yc1vZ1xr5/R-100645211/h_d2/ProductDisplay?langId=-1&storeId=10051&catalogId=10053
Looks like mixed reviews, worked well for some.

I opted to go for cheaper regular electric powered motion detector ones (replacing old light sensor, run all night fixtures). Hoping they light up infrequently enough that I don't end up using too much electricity.

Posted by: Bklnite at October 16, 2009 4:52 PM in response to Security Light

May be true that they don't have to follow Freddie/Fannie guidelines if they want to keep the loan on their books as opposed to selling it. If you're doing a refi of an existing HSBC loan that will get you a much better rate, HSBC may not have a strong incentive to be helpful or quick. Try a broker - frequent poster here Adam Dahill, or one of the mortgage broker companies. They may be able to shop your refi and get a good rate from a more cooperative lender.

Posted by: Bklnite at October 16, 2009 3:40 PM in response to Bank Refi Runaround

I'm using Universal Mortgage for a refi. They have to give you a good faith estimate and an explanation of how they get paid. Application fee I pay to broker is $395 then there's a $600 underwriting fee (similar to what I'd pay if applying directly to the lender). The rest of what I'm paying goes to other people (appraisal, title company, title insurance, recording fee, mortgage tax). Broker can also get paid by the lender (up to some %, but it doesn't matter to me because I'm paying it). I called the bank directly and their rate would be higher - I get the "wholesale" rate via the broker.

My advice (whether using a broker or going direct to lender) is don't pay points. Discount points are just a way for lender to in effect lend you less money (because you're paying some of it back in points) and quote a lower rate, though they have to tell you the higher APR that takes it into account. Unless you know you're going to keep the home and the loan (never refinance) you're usually better off with no points.

Posted by: Bklnite at October 16, 2009 2:29 PM in response to How Are Mortgage Brokers Paid?

If that's where you want to live maybe you should make a lowball offer. It's a narrow (12.5') house but they must be getting desperate if according to the corcoran listing they're leaving it for the buyer to add a kitchen and another bathroom.

Posted by: Bklnite at October 16, 2009 1:48 PM in response to Open House Picks: Six Months Later

I'm not a lawyer, but I think it's caveat emptor. The fine print of anything connected to you buying the place isn't going to guarantee the exact dimensions or # of sq ft. If they place is too small, don't buy it.

Posted by: Bklnite at October 15, 2009 4:34 PM in response to Law on Square Footage?

Brownstones Half Off's Profile
Formerly DOW8000SP800 and 25 to 50 Percent Drop (Identity Crisis)
http://www.brownstoner.com/profile/Brownstones%20Half%20Off

Posted by: Bklnite at October 15, 2009 11:58 AM in response to Elliman Q3 Report: Better Than Q2

Freddy's is cool - but you may have to drink elsewhere eventually.

Freddy's (485 Dean St. @ 6th Avenue) is scheduled to be demolished for the Atlantic Yards project.
http://atlanticyardsreport.blogspot.com/search?q=freddy%27s

Posted by: Bklnite at October 14, 2009 4:35 PM in response to House of the Day: 58 6th Avenue Revisited

"...won't this work as a rental property?"
Sure. I'd buy it at a 6 cap rate. If you could get 4500 a month for 2 units with renters paying their own heat/hw/elec/water (is that plausible?) and expenses aren't much more than the taxes then my offer is 900k cash.

It's the wrong side of Flatbush (sb tagged as propect heights not PS) - agree w/ other poster that it's not a great location for owner / user. Convenient to subway and a fine location for renters.

But won't this be worthless once AY is built?
(to revive an old riff from bstoner comments pages :-)

Posted by: Bklnite at October 14, 2009 2:38 PM in response to House of the Day: 58 6th Avenue Revisited

I think you'll create ill will if you give multiple bidders the impression that you're accepting an offer and have them spend 700 bucks (or whatever the going rate is) on an inspection. You can accept the best offer (either highest, or the one with less contingencies if nearly the same) and give them a certain number of days to get the inspection done. Keep the next best bidder as a backup in case the 1st doesn't follow through.

Another option is you can play the game the brokers liked to do during the bubble. Get all your bids, and then go back to them and tell them you have multiple bids and your deadline for "best and final" bids is (pick a date in a week or so) and see if any of them stretch to go a bit higher.

Posted by: Bklnite at October 13, 2009 11:35 AM in response to Multiple Bidders for FSBO

I recommend Zontan Karpi (Zoli for short), a Hungarian contractor / project manager
347-693-1284

He redid 2 bathrooms in another house, where owners were very pleased and I got the recommendation. In my house, working w/ one other guy, he replaced a shower, did plaster repair / skim coating, new drywall, did several electrical repairs & installed motion detector fixtures.

Not sure about condo rules, or permits for your project (my work was replacing / repairing what was there, so didn't involve permits). What I spent (time & materials) was extremely reasonable.

Posted by: Bklnite at October 13, 2009 10:57 AM in response to Condo Reno, Contractor Recs?

Anyone know if they clean all over Brooklyn, or only Sunset Park?

Posted by: mopar at November 6, 2009 5:34 PM in response to Housecleaning Cooperative

Gates, do you also have central air? Also, please make sure when you take the thermostat off that you only have two wires and not four. Even though there are batteries, they could be a back up and your thermostat could be hard wired as well.

Posted by: Brooklyn Plumber at November 6, 2009 5:54 PM in response to Furnace or Thermostat Issues

this is the sort of thing you should seek some political help from. Contact your congress(wo)man's constituent affairs office and point out that it's a common issue for people in brownstone brooklyn.

Posted by: slick at November 6, 2009 9:08 PM in response to Easement Audit Nightmare

I would definitely have it checked. It's better that way instead of repairing it yourself.

http://www.thehardwarecity.com/getProductDetail.html?sku=5295076

Posted by: blackeyed at November 7, 2009 4:33 AM in response to Furnace or Thermostat Issues