To Shoots and Leaves:

Threw up is right!
I'm told the builder is the same as @ 117 Underhill--
It's like a mushroom-- it pops up overnight but it's
still a fungus-among-us...

Posted by: Brooklander at November 16, 2009 10:17 PM in response to Development Watch: S#!tbox on Underhill

Nobody asked the seller to buy at the top of the market, and nobody asked the seller to (try to) sell near the bottom of the market-- at top end prices no less!
Good luck!
A new definition for 'diminishing returns'? Even cute has it's limits!

Posted by: Brooklander at June 15, 2009 1:26 AM in response to Open House Picks

I guess I've been in this city waaaay too long!
The bill, as itemized, just doesn't look unreasonable. Rough or not, it's still a lot of work!
And, how could you not have an estimate or a contract? THEN
complain about the bill AFTER the work is done?
You may not like the price; but the time to discuss it is before the work is done, not after a snarky neighbor suggests a $2K reduction-- sounds like 'sour grapes' to me!
Pay it, and be done. And, learn your lesson. Buyer beware!

Posted by: Brooklander at June 15, 2009 12:47 AM in response to Ripped off??

You have options-- and the situation(s) will dictate your process-- Is your bldg rent controlled/stabilized? Are there minors in the unit? Section 8? Any of the tenants handicapped? Have the tenants defaulted?
You mentioned they haven't signed the lease-- have they refused to sign or are they just delaying? Are they behind on the rental payments? Until they default on the lease you can't move for eviction--
If they are playing with you, get a good lawyer, and follow his/her advice. Time IS money in real estate after all.
On the other hand, have you tried asking what the tenant is
planning to do? There is nothing wrong with approaching them with respect, and just a little curiosity--

Posted by: Brooklander at June 14, 2009 10:23 PM in response to Tenant Refusing to Sign Lease

I had a wooden wrap around deck built in my backyard. It requires seasonal work, cleaning/sealing/etc. We use this deck; but I wouldn't use the wood again for this type of project.
LGruber is correct about the additional support composit
needs. It doesn't warp or splinter tho', which is a help. I would not use the wood in the future...
Enjoy your deck!

Posted by: Brooklander at June 6, 2009 4:29 AM in response to Wood or Composit for deck ?

If 90% is a stretch and 80% is better, bid 68 to 75%, and see what they come back with. Hover closer to your desired end point, don't jump from 75 to 85% and expect not to land @ 88%... Sellers want their (your) money. You can always go up, and they can always go down. That's how it works.
A compromise is where no one is really happy-- you each get some of, not all of, what you want.
Bid below what you want to pay. In this market do be sure you won't be left at the altar w/out financing. You can always spend any money saved on repairs/touch ups. That money will go--
Re: location. If you like the area, If you want 20% below asking you have to work up to it. Be prepared to walk away, and keep looking until you sigh the contract. If it's the right place for you, you will feel comfortable w/ the deal.
Happy hunting, enjoy, and good luck!

Posted by: Brooklander at June 6, 2009 4:21 AM in response to How Much Should I Bid?

Interesting comments; but a man convinced against his will--is of the same opinion still...
Bivouac sounds somewhat in love w/this roof deck, and wants it. Just so. I agree w/views above-- except I wouldn't be surprised to learn that the co-op initially turned a blind eye to the deck. And, why would the (current) board agree, in writing, to absorb the losses for a private roof deck that is not up to code? This sounds very cozy and comfortable-- until the roof leaks/collapses, mold invades, or someone gets hurt (God forbid). If this deck is wood, and seated ON the roof; it's a problem. Yes, private outdoor space in the city is a slice of heaven. But this beautiful deck was built by a semiskilled handiman. Re-do the deck; and do it right. Use the lighter weight materials and seat it correctly. You'll get a larger deck, and be able to landscape/irrigate/light/ and enjoy it. It will cost a bit; but not a staggering am't. Have the seller remove the wood--and/or reduce the price accordingly. Then, you can (all) sleep well @ night; comfortably, under your deck. No worries it will land in bed with you--

Posted by: Brooklander at June 6, 2009 3:52 AM in response to Roof Deck Not Up To Code

Structural vs non structural wall is an issue. If you have to open it and put up a header, the price starts to climb.
That wall has just got to go tho'!
Look at Home Surplus (Bklyn NY and NJ) for cabinets.
Consider EBA (Nostrand Ave/Bklyn) for appliances. (ask for Hector). Good tile and trimmings don't hurt anyones feelings
either.
Get several estimates, check work; you know the drill. It
can be a really cheerful room, and the kitchen is ooh soooo important!!

Posted by: Brooklander at May 15, 2009 1:14 AM in response to Kitchen renovation

You can also consider Sunset Storage
718 832 5959
New, clean, good access, and limited short term parking
available for a quick in and out. Nice people too.

Posted by: Brooklander at May 15, 2009 12:53 AM in response to Storage

We can all guess, and all be right or wrong, depending.
I agree w/ 'ask your landlord'. Generally most owners are reasonable. They/we prefer notice, and fewer unwelcome surprises.
Talk to the landlord, then you know how likely you will wind up in court. Just clarify so all intensions are known.
Happy house hunting!

Posted by: Brooklander at May 15, 2009 12:49 AM in response to Lease mystery

Both of the above 'voicers' make their points well. It's really not about the existing appliances-- THAT'S the least of it.
In order to get Board approval you probably have to submit a full proposal. That would include demolition, re-running the gas lines (which also requires plans/NYC DOB approval btw), water, venting, electric, and of course the finishing details (tile, plumbing fixtures, lighting, granite, etc). All of the work has to be scheduled, including elevator access, and should afford the least inconvenience to the bldg and to your neighbors.
It is easier to said than done to renovate and relocate a kitchen. Ask in your bldg and Board which contractors have gained board approval, and look at their work. Do start shopping now!
And, good luck with it!
It is

Posted by: Brooklander at May 15, 2009 12:37 AM in response to Kitchen Move

You can easily obtain either a Bloomberg or a Real Estate
Board of NY lease. Just ask around. They're fairly standard. And, you can alter it with a rider to suit your particular needs.
The C of O is a different matter. You say that your C of O is for a 2 family house. If that is so, you are fine. It either is, or isn't, a 2 family-- look it up. If it's for a a 1 family home that would be a change in use, and illegal. Not easily changed btw. I'd check THAT with an attn'y. People do rent their homes improperly all of the time. Research your home's status and determine if the risk is worth the gain-- Best of luck to you with this!

Posted by: Brooklander at May 15, 2009 12:12 AM in response to Lease document

Parking in Brooklyn is a competative sport-- Park faster!
I haven't lost one in decades!
I'm amazed that for a small thing such major 'revenge' is plotted! Damn! Remind me not to tick you off!
You are seriously P.O.'d to do thousands of $$ worth of damage! It's only a parkin spot! You don't need to go nuclear to kill a fly if a fly swatter will do...
Let it go this time.
She does it again, THEN take action. Take the air out of her tires, or... my fav-- back into her (watch her face as you hit her!!) and say, in your best 'church face', "OMG, when did you get here? You must have seen me realigning my car-- Hey, you weren't trying to take my spot were you??Good thing we both have insurance, right?" Butter wouldn't melt in your mouth!
She won't do it again, to you! Some things are worth the cost. Actually, you won't get arrested for that one, either. Insurance stuff only. You do major damage to her car on purpose, and, you just might get arrested...

Posted by: Brooklander at May 6, 2009 11:48 PM in response to Keyed Car Incident

I purchased a property thru AH, and used Erin Mc Donnell
as our broker. She is fine. However, since the listing was about to expire and the seller would not have renewed it how many games COULD they play? The seller also loved me, my family, and my offer. We had a deal. Some angst; but since the seller chose me, what could Roz H say about it?
The property, the seller, and Erin made it worthwhile to complete the deal. In that order.
However, 'geekspice' is correct; if they are the exclusive broker they can not be forced to co-broke. It's not a marraige, after all. Know your limits, and take it from there. Worse case, walk away.
Try Erin first, tho'.

Posted by: Brooklander at May 6, 2009 10:01 PM in response to Aguayo & Huebener broker?

the apartment is rent stabilized. no minors, section 8, or handicapped tenants. tenant did not default. I suspect that the tenant is trying to kill time and say that he never got the lease. I understand that a rent stablilized apt has to give the lease 120-150 days before the lease expired. I handed him the lease during that period.

Posted by: landlord at June 14, 2009 10:29 PM in response to Tenant Refusing to Sign Lease

Ignoring the first post from that nutcase, I have no idea what that guy's on this time.

Brooklander's questions are legit. Landlord, you didn't give anymore info so I'll say: If the apt is rent stablized, assuming you sent out a lease renewal form reflecting RSA 1 year or 2 year lease options. The lease gets renewed (at the new rate by default.) If it's a free-market apt and I may be wrong but my understanding is - once the lease expires, they have to move out, if they don't it becomes a month to month tenancy in which you have the right to charge your new rent, it also gives you the right to give 30 days notice if they refuse to pay it. Did they literally refuse to sign? Or maybe they haven't gotten to it yet as it's still over a month before the lease ends, I would take Brooklander's advice and find out if it's just a delay, if not, speak to your attorney.

Posted by: Crownlfc at June 14, 2009 10:57 PM in response to Tenant Refusing to Sign Lease

As a landlord myself, if I were you, I'd call a real estate attorney for advice first.

Or you could mail the renewal lease certified return receipt to the tenant ASAP.

If the tenant doesn't return the executed lease, your attorney can start a holdover case, I believe.

If you don't have a real estate attorney, call the Rent Stabilization Association. Maybe they can help you.

Posted by: IronBalls at June 14, 2009 11:15 PM in response to Tenant Refusing to Sign Lease

Thanks so much for the advice. The certified return receipt will go out this morning. I will follow up with a real estate lawyer.

Posted by: landlord at June 15, 2009 7:27 AM in response to Tenant Refusing to Sign Lease

It sounds like you haven't even tried talking to the tenant. I would pick up the phone or pay a visit to the apartment before getting an attorney involved or anything like that, it could just be a misundertanding easily solved by a conversation.

Posted by: collin85 at June 15, 2009 8:54 AM in response to Tenant Refusing to Sign Lease

I'd bet good money that the tenant is just waiting to see what the new Rent Guidelines increases will be.

He/She won't want to sign a two year if the new percentages are low.

I've had similar experiences with stabilized tenants waiting until after the board votes before returning their lease. It's annoying but not that big of a deal really.

Posted by: surly at June 15, 2009 9:52 AM in response to Tenant Refusing to Sign Lease

when did you give them the renewal notice? - They have 60 days to respond.
And if what will you do differently if they do renew or not renew? - Do you want them to stay or not?
Does it really make big difference to you - your plan of action if they give 15 days notice or 60?
You say expiring in August. This is June 15th. Does expiring in august mean Jul31 or aug 15th or august 31st?

Posted by: Petebklyn at June 15, 2009 10:32 AM in response to Tenant Refusing to Sign Lease

No one is complaining... and no sour grapes (shame my post was taken that way). I am just going on what another plumber told me and my question was just to get other's opinions. There is no buyer beware issue here as I trust pretty much the whole crew who performed the work... but being 'from away' from where the work was being performed I was simply asking opinions without the needing the 'sour grapes' crap.

My 'WAY to high' comment was based on another prefessional's opinion which I specified in my second post...

Thanks for the opinions. And yes... we will pay and be done and I doubt we will be disappointed in the final product.

Posted by: sesvs82 at June 15, 2009 10:33 AM in response to Ripped off??

"Way too high" sounds like complaining.

Posted by: Art Salt at June 15, 2009 10:46 AM in response to Ripped off??

If it is stabilized the lease automatically gets renewed. You send a letter stating that because they have not replied to the renewal, and have not given notice of moving, their lease is automatically renewed for 2 years. Some tenants are just lazy and dont return the paperwork. the lease increase is already determined by the begining date of the lease. dont spend more money on lawyers. This is a simple matter. Nolo press has a great book explaining rent stabilized procedures.

Posted by: tsarina at June 15, 2009 10:52 AM in response to Tenant Refusing to Sign Lease