Come on. At the end of the day this guy will sell for 300$ per Sq. Ft. Nicer Condo / House - 600$ per Sq. Ft.

I don't like this POS but the "Developer" took the risk - bought the land, designed and built, probably loaned money Etc ....

Why shouldn't he be rewarded. I am 90 % sure most of you commentators only dream of doing something like this.

From a business point of view - He did the right thing. He built cheap so he can sell cheap.

From a visual point of view - This thing is crap.

Posted by: Ethan at April 3, 2009 4:40 PM in response to Horror Show Friday: 170 Clermont Avenue

Hey Alison,

What's up with that shoring? You really should have kept spacing between the planks (Also place mortar fill in between and behind planks). Come on. You spent so much time on foundation. At least do it right.

Also, who is the Contractor - Hudson or Kiska? Is Kiska on as a CM? Are you the CM? How much kickback do you think Kiska is getting from their subs?

Amateur at best.

Also, that guy in the picture really should put on a hard hat.
Best Regards,

Ethan

Posted by: Ethan at April 2, 2009 8:45 PM in response to Inside Third & Bond: Week 78

Alison,

Thank you for finally addressing my comments. It took you a while but you got there. I never commented that you should stop the project. All I said is that you personally as project manager should be held accountable for the slow progress. It is true that you got lucky from a financing point of view with the way you structured the deal but you fail to keep in mind that your funding is probably based on 18 months + extensions which you will need to pay for. I don't think you are going to "lose your shirts" and definitely do not wish for that to happen.
On a personal note, all my comments were technical and to the point (Underpinning, Piling, Foundation Design, Accountability, Downtown Brooklyn buildings progress as compared to yours Etc.) which you haven't addressed. To put me with "the what" is an insult and uncalled for. By the way ... I did renovate a bathroom once or twice ... ;-)

Posted by: Ethan at March 19, 2009 1:09 PM in response to Inside Third & Bond: Week 76

Alison,
Design - 6 weeks / Approvals - 10 weeks / Demolition - 4 weeks to permit and 2 week job (During your approval process) / Foundations 6 weeks - Total: 22 weeks.
If you think you are working right you are dreaming. Look at all the projects in downtown Brooklyn - 4 days 1 floor. In a couple of months they finished over 25 stories (Avalon Bay ...)
Even in Bed Stuy they went up 6 stories (On Bedford and Gates) in 1.5 month (I think its 80,000 Sq. Ft.) and they started foundations way after you began blogging.

Having said that you should quit. Not because of the delays but because you think you are doing well.
Pathetic.

Posted by: Ethan at March 12, 2009 7:56 PM in response to Inside Third & Bond: Week 75

Not funding but bad weather. It has been so cold for the past 2 months.

Posted by: Ethan at March 10, 2009 8:54 PM in response to Development Watch: Aloft on Duffield

Mr. Brownstoner,

You should ditch this post. These losers have nothing to talk about. They have been 73 weeks in this project with no progress. If it continues at this pace we will be reading 3 years from now "Week 229 ... this week lets talk about ... the birds from China ... and the tire landfills in Albany"

It's suprising how such a big company can move this project at all.

If something went wrong let the readers know so we can learn something of value.

Posted by: Ethan at February 26, 2009 3:31 PM in response to Inside Third & Bond: Week 73

This posting is for guest 75.
If you truley understand this world - arhc., engr., dob, mta, dep etc. you should know what the real cost of getting things done.

Lets do the math - New Building maybe 50 hours draft work (and i am being generous) X 75 per hour = 3750 USD.
In this case it is not even a new building.

So guest 75 why should anyone pay more ? And don't tell me that they need more than 50 hours.

Posted by: Ethan at January 28, 2009 6:46 PM in response to Reasonable architect rates

The architect should have nothing to do with the cost of the renovation. It should be a fixed price. All you really need is floor plans unless you want an interior designer. Don't let him bullshit you about plumbing mechanical etc. For DOB purposes all you need is riser diagrams. Mechanical you can choose to do whatever you want - central air, baseboards etc.
You can wrap this up for 4 - 5k (Including expediting). If you want me to set you up let me know.

Posted by: Ethan at January 28, 2009 5:51 PM in response to Reasonable architect rates

80 Sq. Ft. - Kitchen / Under 80 Sq. Ft. - Kitchenette and therefore does not need window, can be mechanically ventilated .... blah , blah , blah

Is it just me or is this post to take the readers mind of that they are still doing the foundations !!!!! 67 Weeks !!!!

Pathetic.

Go learn how to build from the Avalon Bay project on Myrtle. They started the project a couple of months ago an already on the 12th floor.

Hudson Co. = Pathetic.

Posted by: Ethan at January 15, 2009 10:21 PM in response to Inside Third & Bond: Week 67

My dear Johnife,
First - I am not directly involved in construction or development but am involved in a lot of real estate transactions. Second - I am sharing my thoughts as a structural engineer (by trade - stopped practicing a while back). I truly beleive that this project has been going on for so long and not a lot to show for it. Third - I truley beleive that the foundation design is a product of bad engineering (in terms of cost efficancy).
I wouldn't want to undermine your expertise in cost estimating but that's exactly the point. The prices that you mention are good ONLY for union labor, union contractor. The big difference between our values come not from the REAL costs of getting things done, they come from somwhere else - the fixed costs that Hudson Co. is paying - project managers, project assitants, offices, etc.
In hard times like this you need to trim the fat. You can ask any consulting company. Take my numbers multiply by 145% and we will get yours. (145% overhead).
I am not pretending to know what I am talking about I know what I am talking about.
Also, I know we disagree on prices but don't you think 62 weeks they should have been able to get out of the ground?
From a financing point a view if I was the lender I would get very nervous.
From an owners point of view - heads would be rolling. The carrying costs become a burden. (I dont know for how long they signed but probably they will go to extensions - which cost more money).
Bottom line - This is what drives housing costs up.
Johnife, this is not personal, it's just my opinions.
;-)

Posted by: Ethan at November 14, 2008 11:31 AM in response to Inside Third & Bond: Week 62

Mr. Johnife,

Let's do a little math. I am not familiar with your site but let's throw some rough numbers.
First underpinning - 60 X 10 X 3 = 1800 / 27 = 67 CY. Let's say 75 CY. Concrete 3500 - 4000 psi (sufficient) @ 110 per CY = 8250$ for concrete. 3 Labor maybe 8 working days @ 200 $ per day = 1600 * 3 = 4800$. Forms (box pits etc. ) maybe 4000$. Maybe 20K. Hence 270 - 300 per CY.
Second - spread footings - 110 for concrete / 165 for labor / maybe 35 for material. Hence 300. Let me be generous 400 $ per CY. Even if its 14" the forms - same, rebar - minor adjustment, concrete - more. By the way - 14" bad design (engr.) / drilled piles - bad design (engr.) / 62 weeks - bad contractor.
It's funny how you keep disregarding my claim that the foundation design is bad engineering. You talked about value engineering - reduce the numbers of piles. That is not value engineering. That is more of the same - bad design.
You are right about construction cost being maybe 215$ per Sq. Ft. - but what makes it true is the cost of material on the interior aspect of the project and mechanical systems (central air, elevators, etc.).

Last thing, I am NOT form the construction business nor development business. Only diamonds... ;-)

Posted by: Ethan at November 14, 2008 9:11 AM in response to Inside Third & Bond: Week 62

One more thing Alison - Market price for foundation work:

25 - 30 $ / CY - excavtion
300 - 350 $ / CY - Foundations (material and labor)
120 - 140 $ / LF - Drilled Piles

If you paid anything above this you guys don't know what you are doing.

Cheers ;-)

Posted by: Ethan at November 13, 2008 6:21 PM in response to Inside Third & Bond: Week 62

Alison
First you did not address BK Dev comment about the time it has taken you to get out of the ground (which you still haven't). Second $42 a foot that’s crazy for earth work. How much are you underpinning maybe 60 lf for a depth of 10 ( X 2.5'). That’s nothing - maybe 300$ per CY - labor and material.
You never addressed my previous posting about your foundation design - the use of mini piles for a four story building. (And don't tell us these stories about "terrible soil conditions"). Post your geomechanic analysis or boring tests and I'll give you some tips.

If you guys were working for me you would all be out of a job.

Posted by: Ethan at November 13, 2008 6:15 PM in response to Inside Third & Bond: Week 62

Are you talking about 250 / Sq. Ft. on the gross inlcluding cellar / basement and roof or above grade including roof or above grade excluding roof ?

What is the price per net Sq. Ft. ? If you sell for maybe 700 $ per foot what is the price for the hard cost on the net basis?

Posted by: Ethan at November 13, 2008 11:47 AM in response to Inside Third & Bond: Week 62

Wow! 57 weeks and you are still doing foundation work. Pathetic. At the end of the day you guys are building 3 to 4 family houses. 57 weeks!
Maybe instead of writing on this blog you should concentrate on finishing your project. Oops! Starting your project.
Now for constructive advice. You should have not used piles. I don't know your soil condition but I am pretty sure a mat slab would have been sufficient. As for your 8 step procedure to underpinning - very bad. Underpinning should be done in 4 steps - simple easy. You want to disturb your neighboring building as little as possible Also, if your neighbor as faulty foundations you can use helical piles - much easier much cheaper.
As for the foundation excavation unit. You are right. Tim lynch and his unit are the only ones that know what they are talking about but the excavation units inspectors - disaster.
I hope you guys pick up the work and stop wasting your money.

Posted by: Ethan at October 16, 2008 8:23 PM in response to Inside Third & Bond: Week 58

You can just check the building code (online). Why would you want to waste money?

Posted by: Ethan at September 26, 2008 4:10 PM in response to need referral for a code consultant

I bought a unit @ the Novo. There were little things to be fixed but didn't make a big deal.

I'll tell you what I am worried about. @ the closing I asked what's going on with the tax abatement. The Novo's attorney didn't know (didn't care). I made a few phone calls (I am from the business). Turned out they don't even have a preliminary certificate yet. (This isn't good - 3 years after with no certificate). I am sure we are going to get hit hard with high taxes (once finance dept. reassess the building - again I am from the business).

Check your schedule A for : taxes without abatement and multiply by 1.8. That would be a more accurate number.

On a more joyful note - despite what others think, this is a good building in a good area (Its not 7th and 9th street but it is a full amenity building.

Posted by: Ethan at August 22, 2008 5:26 PM in response to Tale of Woe at the Novo

I am an Architect with a small practice. I have much NYC townhouse experience, as well as 2nd homes in the Hamptons and northern NY. I have also worked in a few name offices.
That said. I usually charge between 10 and 15 % of construction depending on the scope of work, size of project, simplicity, complexity etc. Every project is different and I have low overhead, that's a key factor.
I can also work hourly not to exceed a certain amount.
If you wish to discuss further with me you can reach me at ra@andradearchitecture.com...
(fyi-my website is under construction-landing page should appear soon)...
I can email photos of work..

Posted by: lucara926 at March 25, 2009 1:52 PM in response to Reasonable architect rates

Typically I charge 10% depending on the level of detail and oversight required could be plus slighly or or less.
Kaiserarchitects.com

Posted by: alfred kaiser ra at April 8, 2009 12:07 PM in response to Reasonable architect rates