I attended a seminar on this topic a few years ago as well. I remember sitting in the room, listening to some guy in a bow tie describe the scheme, which basically goes like this-- you claim an easement agreeing not to change the facade of your building which, hello?, you know you would never do anyway. WHat? You were going to be vinyl siding on it but now you aren't?? Dress it up how you like with a lot of palaver about historic preservation, but I thought it was unethical then and I still do. Audits are awful. My sympathies. But this is a little like the Madoff victims who kept getting 12 % when everyone else was down and didn't want to inquire too closely.

Posted by: Cobblekrill at November 4, 2009 2:54 PM in response to Easement Audit Nightmare

I third the recommendation for Brian Lehner. He has both found me apartments and been my broker as a landlord. Plus, he bears an uncanny resemblance to Christopher Walken.

Posted by: Cobblekrill at August 6, 2009 1:35 PM in response to Rental Broker Recommendation?

Would people mind mentioning the name of the good masons they used? Thanks...

Posted by: Cobblekrill at May 21, 2009 5:58 PM in response to painting over thoroseal

I paid about $7700 for the conversion (4 story 20X40). I think Park Set was ok, they seem to be the go to people National recommends so I have to assume they are good. A few things. THe job is MESSY. They left oil stains on the blue stone out front which time will hopefully heal. It took three full days of banging around in the basement and I think they sited the boiler oddly so the controls face the back wall and it won't be comfortable for someone to see them, but what do I know? The real test will be in the winter, when I need heat but the warranty lasts a year . Oh yeah. They did not get the air out of the gas line after the first day. Was having people for dinner that night. When I went to start cooking there was no gas. We ordered take out instead. But they did show up an hour later.

Posted by: Cobblekrill at May 19, 2009 1:49 PM in response to Fixing up basement

don't bother. that space will always be wet and never good for storage.

Posted by: Cobblekrill at April 28, 2009 4:15 PM in response to Exterior under-stoop help

I am doing next week. Will cost around 8K for a four story 20" wide Cobble HIll brownstone. WIll let you know how goes...

Posted by: Cobblekrill at April 28, 2009 4:05 PM in response to Heating System Conversion Budget

You could have my brownstone duplex with garden in Cobble Hill for July and August. If interested, email me at Beckersny@yahoo.com.

Posted by: Cobblekrill at April 23, 2009 1:21 PM in response to sublet ideas

williamsburg garden company. pricey but excellent.

Posted by: Cobblekrill at April 20, 2009 11:55 AM in response to Patio Contractor Needed

OP here. I'm doing the conversion with Parkset plumbing. It's costing about $8,000, including the rerouting of a dry return which was oddly positioned right over a door. If you've had a bad experience with them, don't tell me... I've already paid a 50% deposit.

Posted by: Cobblekrill at April 2, 2009 2:36 PM in response to Finally tackling the basement

So there is a co of o but it does not reflect the extension? How will the bank ever know? Their valuation is based on comps. When in doubt, put your trust in the inefficiencies of NYC.

Posted by: Cobblekrill at February 5, 2009 3:41 PM in response to HELP: Cert. of Occ. issue

Boiler porn? Only on Brownstoner...

Posted by: Cobblekrill at January 27, 2009 10:31 AM in response to High Efficiency Boilers

As a Little Room alumna (my son received services), I'll be sorry to see it go. His therapist was wonderful and everyone from there seemed pretty terrific. That said, I always had a sneaking suspicion that we were getting services we didn't really need. I took him there for evaluation because his pre-school teacher had reservations about his shyness and lack of interaction with other kids. On my own, I would not have sought help. His personality (not that different from mine!) made sense to me.
Also, think about it. ANy kid who is receiving pre-school services has probably been evaluated in a pre-school setting which is, by definition, private, as city schools don't start until 4.

Posted by: Cobblekrill at December 15, 2008 12:04 PM in response to Ivy League of Special Needs Pre-Schools to Close?

Go to your local hardware store (Bruno's on COurt is good for this) and tell them what is happening. They'll give you a new valve (all depends on what floor you're on). DO NOT over tighten when installing or you will strip the valve. Better yet, call your landlord. When h/she hears that water is dripping, he'll want to correct problem ASAP. Unless he's an idiot. In which case, go to Bruno's.

Posted by: Cobblekrill at December 8, 2008 2:19 PM in response to Leaking Radiator

Re:South Sloper. I also don't have a foundation underneath and am surprised the OP does. These extensions are so shoddy compared to the original bstone. A few years ago, I had a chronic termite infestation and finally pulled up the floor to treat. THe contractor was horrified that the extension was basically built on dirt. When I suggested radiant heat to take care of the chronic cold problem he nixed the idea immediately. Apparently, termites love warmth.

Posted by: Cobblekrill at November 11, 2008 10:48 AM in response to extension insulation ?

I have the exact same problem and would be VERY curious to hear what the contractors say. Everybody acts like adding insulation is no big deal but it's hard for me to conceptualize...do they re-use the drywall they take down or do you have to start from scratch?

Posted by: Cobblekrill at November 10, 2008 5:53 PM in response to extension insulation ?

When this happened to me, I filed a claim in small claims court. It was years ago, so the details are hazy but it only cost about $25 at the time. As soon as the landlord received the notice, the check arrived within days. HIGHLY effective. (PS it was also for an apt. on Henry St...)

Posted by: Cobblekrill at October 20, 2008 11:07 AM in response to Deposit return ???s

Hey, why is richard's office so much bigger than irene's? but seriously, what's the tour on the 4th? the link didn't work...

Posted by: Cobblekrill at September 24, 2008 4:57 PM in response to Green on Brownstoner: Reusing Rainwater in Boerum Hill

Wow. Those prices finally explain the mystery of aluminum siding.

Posted by: Cobblekrill at September 11, 2008 11:49 AM in response to Brownstone facade (yet another post)

Er, JP Interiors (an advertiser on this site) did mine for $900..

Posted by: Cobblekrill at August 1, 2008 6:55 PM in response to Refinishing Ironwork

Yeah, it's a violation but so what? just open the door if the smell is bad.

Posted by: Cobblekrill at July 10, 2008 6:37 PM in response to Windowless bathroom without a vent

Not that you asked...but if you don't need an elevator I don't think you should put in just becasue a broker advises it. A renovation is like buying art, you should buy what you like not what someone else likes. Also, the realtor thinks the elevator adds value but to whom? Old people, who might want an elevator, are unlikely to by a renovated b'stone. Ditto a handicap person. I think an elevator is one of these trendy blips, like jacuzzis in in the bathtub you use once a year. Also, they seem to break a lot. Imagine spending a night in an elevator. Nightmare.

Posted by: Cobblekrill at June 17, 2008 10:05 AM in response to Per Square Foot Cost for a Brownstone

Call Empire pest control and ask for Ed. They're in the book. I found them through recommendations after being totally snookered by Orkin. He'll give you an honest opinion and tell you what you need to do to avoid further infestation. Good luck. Those bugs ruined my life for months...

Posted by: Cobblekrill at June 10, 2008 12:17 PM in response to TERMITES!!!!!

Are people happier with Natural Gas? I am thinking of switching but National Grid is surprisingly weak at making the argument for the switch. They won't say that it will cost less, only that I'll be buying "American" energy. Last year I think paid about $4,000+ to heat about 3,000 square feet.

Posted by: Cobblekrill at June 10, 2008 12:04 PM in response to Boiler Replacing

Just to give a little perspective from somebody who actually has first hand experience. (Not that negative bombast doesn't have a place, think how sparse these forums would be without it.) We applied to kindergarten at Saint Ann's for our son for next year. We didn't get in. Later, I learned that after all the siblings and legacies were taken care of there was ONE spot available for a boy in the class. One. Frankly, I was surprised they took our application money for adds roughly equivalent to the Lottery.

Posted by: Cobblekrill at June 5, 2008 11:32 AM in response to School Admissions Changes Causing 'Chaos'

i just placed an order with lucky window products. they came pretty quickly and took the measurements, not too expensive, though I haven't yet had them installed. someone else recommended them on this site.

Posted by: Cobblekrill at June 3, 2008 1:41 PM in response to Window/Screen recommendation?

Your garden looks beautiful but "speakers on the outside"? That reminds me of the Sopranos episode where Tony hired two goons to park a boat outside a guy's house and play Sinatra as loud as they could. If I were your neighbor (and, actually, I am as I live in the same area), I'd be dying.

Posted by: Cobblekrill at June 2, 2008 12:05 PM in response to Garden of the Day: Serenity Now in Cobble Hill

OP here. Thanks for the advice. The hours of the electronics drop off on Smith and President on MOnday, June 2 are 4-7, if anyone else is interested...

Posted by: Cobblekrill at May 22, 2008 2:09 PM in response to Getting rid of old electronics

more importantly, technology in the wireless area is changing so quickly that you may not need all that wiring in three years. we had our house wired for ethernet cables which are now totally useless.

Posted by: Cobblekrill at May 20, 2008 1:37 PM in response to A/V Recommendation?

first powerwash, then paint. if you paint on dirt it will come off in a year.

Posted by: Cobblekrill at May 20, 2008 1:27 PM in response to powerwash or paint??

"Monetize"?
Just say no to Wall Street jargon infiltrating the daily idiom!

Posted by: Cobblekrill at May 19, 2008 11:53 AM in response to Development Planned Above Waverly Associated

I agree on the noise issue. Go hang out there during rush hour. At night, the cars whizz by pretty fast. Otherwise, the neighborhood has much to recommend, the Y, Sahadis, movie theatres, restaurants and proximity to the subway.

Posted by: Cobblekrill at May 15, 2008 6:37 PM in response to Altantic Ave by Clinton St

I just used Metal Box on the basis of a forum recommendation to replace some bars on my window. It was an odd experience. The guy literally came in 24 hours--how often does that happen?? And then came back the next day to finish the job. He was cheap ($600 total to remove old bars and replace) amd I think the work was good. That said, it was IMPOSSIBLE to understand him on the phone. I really thought he was Chinese until he showed up and I realized he was from the Islands and wears a hearing aid. In person, we communicated just fine. Also, he has a GPS so that helped.

Posted by: Cobblekrill at May 14, 2008 9:37 AM in response to Please recommend an Iron Works Company??!!

Re: "I wonder if that Idiot Noklissa..." Not knowing "what Smith Street is about" does not make you an idiot. On the other hand, calling people "idiots" based on their perfectly reasonable posts does actually make you a jerk.

Posted by: Cobblekrill at May 13, 2008 6:31 PM in response to House of the Day: 468 Henry Street

Loewe's (Lowe's) will also install a Pella door. You go there, pick out a door, pay $35 and someone will come, measure and give you an estimate. Ok, that's the theory. In truth, someone came two weeks ago to look at my backdoor and I am still waiting the estimate. I thought LWP seemed professional but, to be honest, their product lines were a little..how to put it? Better suited for a split level on Long Island than a brownstone....

Posted by: Cobblekrill at May 13, 2008 6:20 PM in response to Need a new back door-where to start?

I have used Verrazano flooring and thought they were good value for the money.

Posted by: Cobblekrill at May 9, 2008 8:27 PM in response to I'd like referrals for a good/cheap floor finisher.

Just so you know, what you have is not soil, as in high quality top soil, it's fill. It's not the stuff you should put in containers, unless it's just the bottom because it will be too heavy (I don't know about lead) with clay,etc. Anything below the first few inches of soil is not the good, loamy stuff you want for container planting. For that, you need potting soil.

Posted by: Cobblekrill at May 9, 2008 8:01 PM in response to What to do with Excess Soil

Ignore this if you already know it but there is a common perception that you can put sod down on anything and it will grow. In point of fact, the soil beneath has to be good quality with the proper balance of alkaline, nitrogen, etc. I would think two to three inches of high quality topsoil would do it but I'm not an expert gardener.

Posted by: Cobblekrill at April 29, 2008 7:49 PM in response to Where to find grass sod?

I paid $900 to JP Interiors (they advertise on this site) to do similar work and was pleased with the result. It took two guys two days to finish the job, though I don't think they were working full on the whole time. Hope this helps...

Posted by: Cobblekrill at April 21, 2008 9:55 PM in response to Sanding and Painting

I paid $900 to JP Interiors (they advertise on this site) to do similar work and was pleased with the result. It took two guys two days to finish the job, though I don't think they were working full on the whole time. Hope this helps...

Posted by: Cobblekrill at April 21, 2008 9:53 PM in response to Sanding and Painting

Children! Please! Where is this park? I'd like to take my kids to play on that massive pile of polyurethane shaped as a rock.

Posted by: Cobblekrill at April 18, 2008 6:50 PM in response to Gravesend Park Not So Grave Anymore

Christoph "an old French guy"? What is the average age of you people if a man in his 40's can be called "old"???

Posted by: Cobblekrill at April 11, 2008 3:32 PM in response to StreetLevel: Fancy Deli Redux in Cobble Hill

I've been contemplating this issue for years as I have a C of O for a four family but use my building as a two family. People who tell you the taxes are lower on a two family aren't always right. My neighbors have a two family c of o on a building that is EXACTLY the same as mine and their taxes are higher by $1,000 per annum. Wacky, I know. But the tax system in this city is wacky, which is why you want to draw as little attention as possible to yourself at all times.

Posted by: Cobblekrill at February 5, 2008 1:18 PM in response to 4 family to 2

Excellent post. As a resident of the neighborhood, I appreciate a builder/architect who takes the time to be transparent about the process. Let's be honest, all construction is deeply annoying when it's next door. But when the doctor explains "why" he's drilling a hole in your head, it helps.

Posted by: Cobblekrill at January 31, 2008 12:45 PM in response to Strong Place Church Construction Update

"Interesting flora and fauna"? Um. Can you say "weed choked lot"? THe people protesting this development live right next door. I am sympathetic-- I wouldn't want a year of construction and my backyard ruined but at least it's not a high rise adding thousands of people to a neighborhood where the schools are already filled to the brim and it's impossible to park. Yeah, yeah, I know I am an evil capitalist pig for owning a car in New York City.

Posted by: Cobblekrill at January 7, 2008 5:17 PM in response to Cobble Hill Association: 110 Amity Plan ‘Unacceptable’

Go back and re-read your Karl Marx. Capital decides all. Geographically, Dumbo is a TINY neighborhood. To have it make economic sense Walentas had to build HIGH and build CLOSE. So, a tiny neighborhood packed tight. Disparaging people who can afford it is ridiculous--are they lesser human beings for being able to pay $5k for a two bedroom rental? What bums me out are the for-sale-politicians (Marty Markowitz-- "Blessed are those who bought early" ) who say yes to every development without providing extra schools/transportation for the thousands of newcomers. Most of us who have lived in Brooklyn for 20+ years came here for the breathing space. Increasingly, that seems gone and soon so will people like me, pocketing my profit but sad, too, for the disappearing feel of a sparsely populated neighborhood not too far from Manhattan. Then again, grow up. Because change is the only constant....

Posted by: Cobblekrill at December 27, 2007 12:35 AM in response to Dumbo’s Growing Pains

I have used premier roofing and can highly recommend

Posted by: Cobblekrill at December 13, 2007 3:50 PM in response to roofer

This is not an indictment of you or your taste since the painting was left to you, but, um, that painting is utter crap.

Posted by: Cobblekrill at December 13, 2007 3:47 PM in response to Art appraiser?

The NYT real estate section did an article on central vacs about a year, or two or three, ago. They claimed they cost about $1,000 to install. THat seems unrealistically cheap but maybe that was for new constriuction. that said, i have one in a house i own and i think they are FANTASTIC. the motor is ten times stronger than anything you can get in a regualr vacuum. including a dyson. (as you can see, I am a little obsessed with vacuum cleaners). i don't see how you put one in a brownstone, however, as the walls are solid. try a roomba instead. i just bought a reconditioned one on amazon. fantastic for the 1/2 hour it worked. sorry for punctuation--i do knwo better i just have a three year on my lap..

Posted by: Cobblekrill at November 21, 2007 7:24 PM in response to why no central vac?

Apropos of absolutely nothing, that corner brick building on Congress and Hicks used to be a factory that made Christmas ornaments. For years, a tubby Santa sat on the roof slowly listing left as the grime of the BQE collected on his red suit. It lent an air of perverse whimsy to what is actually a pretty desolate stretch--see broken glass from smashed car windows and piles of dog poop nobody bothers to clean up.

Posted by: Cobblekrill at November 13, 2007 3:52 PM in response to A Look at L&M’s Big Plans for Columbia Street

stephen peck. a little crotchety but talented

Posted by: Cobblekrill at November 7, 2007 8:18 PM in response to custom cabinets

I have the exact same problem, but don't have $5-10K to spend this summer to fix it. my stoop steps were painted by the previous owner. I have heard conflicting opinions on what will happen if i strip the paint off the brownstone stoop stairs. Will the stairs then breath and last better until i can save up to have them repointed with brownstone or will they disintegrate quicker?

Any advice because i know the paint trapping the moisture isn't a good thing, but i don't want to make things worse? thanks.

Posted by: luther924 at May 18, 2009 11:26 PM in response to Exterior under-stoop help

Thanks Cobblekrill. I know this was your post, and so I realize I'm co-opting a bit. I'm sorry I can't help you out with your question.

I do have one more quetion maybe you can help me with. Is your basement an actual cellar that is totally underground? If so, what hurdles are you having to go through with DOB, permits, etc, to finish it? I've thought about finishing mine and I would just use it for myself, but don't know what the rules are.

Thanks!

Posted by: theklahy at May 19, 2009 4:01 PM in response to Fixing up basement

Contact Bullfrog Builders for your basement. I have done work with them recently and recommended them to friends as well. All of us have been more than satisfied.

WWW.BLFRG.COM

Posted by: Phil at May 20, 2009 12:47 PM in response to Fixing up basement

If you want to save some money-skip the broker. Check out 200 Schermerhorn Street. I live here and like it very much. While we are on the line between Boerum Hill and Downtown Brooklyn, the building and overall location is great. Check it out and save some cash!

Posted by: kelly71 at August 16, 2009 2:22 AM in response to Rental Broker Recommendation?

@cmu - it is not a dubious tax-shelter scheme, it is a legitimate tax deduction. You are donating something of value to a non-for-profit (LPC is a government agency, not an historic preservation organization). There are some non-profits that have been established pretty much solely for accepting easements, and these organizations have raised red flags, but there are a lot of legitimate preservation organizations that hold easements as part of their larger preservation program (and by the way, I don't think HDC is one of them).

Posted by: WBer at November 4, 2009 3:00 PM in response to Easement Audit Nightmare

The HDC presentation did not sit well with me, but as you can see from their brochure, they claim to be qualified. Caveat emptor.

Posted by: vinca at November 4, 2009 3:12 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

I just read the links that vinca provided, and the IRS one is chilling as it relates to this sort of case. The bulletin is:

"Internal Revenue Bulletin: 2004-28
July 12, 2004

Notice 2004-41
Charitable Contributions and Conservation Easements ".

Note that the bulletin is from 2004.

There's lots of talk about the intent behind the easements, and lots of technical terms, but near the end has the chilling paragraph:

"If the donor (or a related person) reasonably can expect to receive financial or economic benefits greater than those that will inure to the general public as a result of the donation of a conservation easement, no deduction is allowable. Section 1.170A-14(h)(3)(i). If the donation of a conservation easement has no material effect on the value of real property, or enhances rather than reduces the value of real property, no deduction is allowable. Section 1.170A-14(h)(3)(ii)."

Reading the whole document, it's pretty clear the intent of the deduction is to allow someone to deduct when they're making clear donations for conservation purposes that in some way contribute to the public good. For example, if the a rich family gave 20,000 acres of land to the NY/NJ trail conference for public use, they'd probably get a tax deduction for the full value of that land.

In the case of facades....the IRS wants you to show that what you're doing is in the public good, and that you're taking a material financial hit in doing so, and that the organization taking the easement is a true non-profit. If this is an LPC area than I'd say based on those rules you are SOL. If it's not LPC, then there's some wiggle room. But $270K still seems very, very excessive.

A question for vcthomas...did a tax attorney go over this deduction with you when you took it? Or did only the "historic preservation organization" help you out? Hopefully not just the latter. If you're taking any single deductions more than 10K or so it makes sense to have a tax attorney take a look at it. Not doing so just leaves you totally open to scammers and people's skirting the fringes of the IRS tolerance.

Posted by: northridger at November 4, 2009 3:30 PM in response to Easement Audit Nightmare

Ouch, it gets worse if you google it. Take a look here:

http://www.irs.gov/newsroom/article/0,,id=136337,00.html

The document, from 2005, shows that the IRS explicitly considers an easement on a home's facade in an area with a local historic preservation organization to be an invalid deduction. In fact, the article implicitly calls it a notorious tax scam. Here's the relevant bits...it's #9 on the "dirty dozen" scam list from 2005.

"IRS Announces the 2005 Dirty Dozen

IR-2005-19, Feb. 28, 2005

WASHINGTON — The Internal Revenue Service today unveiled its annual listing of notorious tax scams, the “Dirty Dozen,” reminding taxpayers to be wary of schemes that promise to eliminate taxes or otherwise sound too good to be true.

Abuse of Charitable Organizations and Deductions. The IRS has observed an increase in the use of tax-exempt organizations to improperly shield income or assets from taxation. This can occur, for example, when a taxpayer moves assets or income to a tax-exempt supporting organization or donor-advised fund but maintains control over the assets or income, thereby obtaining a tax deduction without transferring a commensurate benefit to charity. A “contribution” of a historic facade easement to a tax-exempt conservation organization is another example. In many cases, local historic preservation laws already prohibit alteration of the home’s facade, making the contributed easement superfluous. Even if the facade could be altered, the deduction claimed for the easement contribution may far exceed the easement’s impact on the value of the property."

Posted by: northridger at November 4, 2009 3:40 PM in response to Easement Audit Nightmare

Yeah, "chilling" if you're trying to get something for nothing.I think I've now lost any sympathy I had at all for OP.

Posted by: cmu at November 4, 2009 3:41 PM in response to Easement Audit Nightmare