Firewood

WWA provided the windows for my renovation. Did a great job.
Punctual and done right the first time.

Posted by: HDL at November 20, 2009 8:56 AM in response to Replacing Windows/Brownstone

Looks fantastic.
Go out and get some masonite to protect it while the rest of the construction is in progress. Contractors tend to protect wood floors but often overlook small tiles thinking they're indestructable. If broken it will be hard to match color and grout exactly.

Posted by: HDL at November 18, 2009 12:51 PM in response to Beneath the Surface

Sorry christopher you're mistaken, I think you're way under.
Newbrook, 4000sf is a lot of area to spread that money over. I'd have to say even with a good amount of sweat you're close to $200K. Are you going to live there while the work is done (or you do it yourself)? If so add about 20-25% on top. Realistically you should budget $100 per square foot for a nice not spectacular job.

Posted by: HDL at November 16, 2009 12:14 PM in response to Need help

Sounds like a mouse. Always in the same spot, right? It probably got stuck somehow. I had the exact same thing two years ago in my brownstone. After a few nights of the noise I got fed up. I drilled a small hole (+/- 1/8") into the cavity between the stud where the sound was coming from about 3 or four inches above the floor. I shoved the hosey thing from the Great Stuff can into the hole and pulled the trigger for 10 - 15 seconds and filled the cavity. This entombed the mouse in the great stuff so any decaying mouse smell was averted. Patch hole as required with spackle.
Last year, when we remodeled this area and demo'd the wall we found our little visitor as described above.

Posted by: HDL at November 16, 2009 12:02 PM in response to Animal Living in the Wall

I've used Mitchell Iron Works and found them to be great and reasonably priced. Talk to Don or Ken. Vinny does excellent work too but you'll really pay for it.
(718) 384-2772
597 Marcy Ave
Brooklyn, NY 11206

Posted by: HDL at November 13, 2009 2:55 PM in response to Vinny's Ironworkers-Need Tel #

maybe possibly thinking about? Huh?

Posted by: HDL at November 11, 2009 10:41 AM in response to Mamary: Crown Heights, Greenpoint Ripe for the Picking

In addition to the above, check your breaker panel. We once experienced the same problem and found that the diswasher's internal heating element was tripping the breaker. So it would do the prewash and then kick off when the hot water was called for on the wash cycle leaving the prewash water undrained.

Posted by: HDL at November 6, 2009 3:30 PM in response to Clogged (New) Dishwasher?

I walked by this yesterday morning and its looking REALLY nice. This will be head and shoulders better than any other development in the immediate neighborhood. Kudos to the developer for sticking with Ten Architectos. They didn't cheap out and strip the building down when the economics changed. Hopefully there is some middle ground solution so that they can get a little relief from the BSA otherwise I fear others will be less likely to take the chance on significant architecture again. On the other hand, if they get relief, they set a bad precedent for other (less aesthetically concious) developers to get bailed out of their bad development decisions. Tough one.

Posted by: HDL at November 5, 2009 2:45 PM in response to Development Watch: 580 Carroll Gets Its Glass On

DIBS is right. Get a different plumber. Call Peter Dymond. He is a job foreman for a large plumbing company and does work on the side evenings and weekends. He'll get your job done for a LOT less. Price of a handyman, skill of an excellent plumber. Nice guy too. cell (914) 826-0181

Posted by: HDL at November 4, 2009 3:31 PM in response to Cost of Plumbing for Washer?

HotelMotel, are you planning to change use group; i.e.to a hotel/motel? If so, you would need the c of o complete before you could begin to operate.

Posted by: HDL at November 3, 2009 12:33 PM in response to C of O Change

The sample will look great and you're right most new houses are done this way. But traditional stucco done properly is a far more durable choice. I'm sure the product website shows some SoCal subdivision of taco bell like homes with red tiled roofs. Its very popular in temperate climates especially when trying to recreate that "southwest" look.
EIFS's shortcommings are in durability and in accommodating movement in larger scale applications and remaining waterproof. If you are going to use it in the city I would stay away from ground floor applications that are prone to gardeners, snowblowers. garbage cans, vandalism, etc. Also if your neighbor's kid like to throw around a baseball or practice their chip shot you may have some concerns.

Posted by: HDL at November 2, 2009 2:13 PM in response to R Value of Stucco Styrofoam?

DAS (Dependable Auto Shippers) shipped my saab from LA to Linden NJ in 2005. Closed container cost about $1000. No problems.

Posted by: HDL at November 2, 2009 2:00 PM in response to Moving Car from Coast to Coast

4" will clearly insulate better than 2". BUT...
Be careful here. Make sure you are getting a true stucco finish. Lathe, brown coat, scratch coat, and finish coat. This would have about 7/8" inch of stucco (cement) thickness.
There are other systems where a thin stucco finish is blown onto insulation and troweled. This is called EIFS (exterior insulation finish system) and is of dubious quality particularly when durability is required.

Posted by: HDL at November 2, 2009 1:12 PM in response to R Value of Stucco Styrofoam?

Thanks Juno. Thats about 20% less than The Woodman.

Posted by: HDL at October 30, 2009 10:24 AM in response to Firewood

fauxvic is right $1500/$500 is definitely their low ball offer. When we rented our house in L.A. for a commercial we were paid $6K/day plus hotel expenses. We had an agent representing us that had someone on site to monitor the production and to communicate directly with us for anything that varied from what was agreed upon. They also supervised clean-up.

Posted by: HDL at October 29, 2009 4:08 PM in response to Renting Your Place for Movie

Filco Carting is great. They are reasonable and prompt. You'll have to snag the parking yourself though. Its best to get a space at a corner or next to a fire hydrant. When they drop it off you'll need to make sure they put some scrap plywood under the wheels so they dont dig into the asphalt otherwise you will likely get a summons. Also cover the top immediately with one of those blue tarps with the grommet holes lashed down with some good rope to prevent neighbors from dumping. You can make arrangements for a pickup as soon as you know when you'll be finished filling. They always come within the two hour window they arranged.

Posted by: HDL at October 29, 2009 1:48 PM in response to Dumpster Details?

What's wrong with rustic charm? Why do we feel the need to "structure" (and destroy) every open space? Aren't there already enough playgrounds in this city? Its only a matter of time before someone or some "private group" decides the High Line needs one too. Yikes!

Posted by: HDL at October 29, 2009 1:30 PM in response to East River State Park Makeover

Ljubitca is right the problem is not just Brooklyn Heights. The News choppers hover over Carroll Gardens where they are getting a good traffic shot of the Gowanus Expy and the Battery Tunnel entry for the morning news programs. They'll just hover for 15-20 minutes at a time and god forbid there's a major accident, there will be two or three of those f'ing things up there for 45 minutes or more.

Posted by: HDL at October 26, 2009 11:48 AM in response to Copter Rage in Brooklyn Heights

Go with the Costa Rican guy. He sounds perfect for the job. I'm sure that will work out real well!

Posted by: HDL at October 22, 2009 12:03 PM in response to Architectural Assistance

I recently saw a 30" Bertazoni (sp?) stainless steel range for less than $2500 on the internet somewhere. Looked great. Try EBay.

Posted by: HDL at October 20, 2009 3:42 PM in response to Help with stove/range

I agree with traditionalmod a grey would be much better than black for your countertops. Too much contrast. Also, its done so often its a cliche that reduces rich materials to the mundane. To go with a grey countertop you might want to try the Carrara or Grigio Versilia marble from this collection (see link)for the backsplash. Some undercabinet lighting would accent the texture.

http://www.salvatori.it/En/ProductDetail.asp?IDFamily=3&IDCategory=32&IDProduct=114

Stone source on park avenue south carries this. I'd use the largest tiles to minimise the joints. Dont forget to use a matte finish penetrating sealer on any stone backsplash you choose.

Posted by: HDL at October 20, 2009 10:17 AM in response to Kitchen Backsplash

If you renovate or change the C of O you will need to make it code compliant.

Posted by: HDL at October 9, 2009 11:27 AM in response to Live Work Rezoning

absolutely 3 over 1!

Posted by: HDL at October 5, 2009 9:02 AM in response to Double Duplex vs 3-over-1

There are two thicknesses that stone slabs are usually cut to. 2cm (about 3/4") and 3cm (about 1 1/4") What you use is your preference. Some stone is more brittle than others or has more faults in it and so is harder to work with when cut thinner. Also transporting it from shop to site is easier because of less fear of breakage. On the material side 3/4" is slightly cheaper, on the labor side it's the same or maybe slightly more because of the extra care involved. Nothing is truly standard though a fabricator may have more of the 1 1/4" on hand and is hardselling you because he fears you won't wait around for him to order a thinner slab.

Posted by: HDL at October 5, 2009 8:44 AM in response to Width for Counter Top

Aishling - I didn't say there would be no regulation, just that the momentum has abated resulting in what I think and you seem to agree will be a lack of fundamental reform.
I also said that the rest of 09 will be flat with an "improved but not bright first quarter" which also seems to agree with you that there will be no quick turnaround. On the bright side I just don't see things getting worse.

Posted by: HDL at September 18, 2009 10:05 AM in response to NYC Unemployment Passes 10%

Bear Glass - dont have the number.

Posted by: HDL at September 18, 2009 9:42 AM in response to Mirror Mirror on the Wall...

The first week of September is histoically on of the hottest listing periods. People are back from their summers out of town and it early enough to be clear of the interruptions and distraction of holidays.

Posted by: HDL at September 18, 2009 9:27 AM in response to NYC Unemployment Passes 10%

I belive DIBS to be correct. Wall street is beginning to rehire and bonuses, which drive a good portion of real estate activity are going to be robust to say the least, also any momentum to regulate seems to have abated(sadly). While banks are still cautious about lending (particularly jumbo loans), things are beginning to pick up. I think brownstones have held up better than condos because of less speculation and the fact that families are less transient than the younger demographic of apartment dwellers (particularly in areas like Williamsburg).
Also on the bright side, as an architect doing large multifamily development our phone is beginning to ring again mostly from developers looking to capitalize on others mistakes. We're looking toward an improved but not bright first quarter of 2010 with the rest of 2009 flat.

Posted by: HDL at September 18, 2009 9:24 AM in response to NYC Unemployment Passes 10%

Julius blum is a good source. Also look at King Architectural Metals or Lawler Foundry. Lawler makes a match to the casting to my original fence. About three years ago I bought 70 or so of them at about $16 each from their distributor in NJ and fabricated a fence on my own with a little help from Mitchell Iron Works (highly reccommend) for the gate and seven support posts. A neighbor helped me install it -thanks again Andy- (I'm at the corner of Carroll & Hoyt in case anyone wants to do a drive-by). Unfortunately that distributer is caput. King is a better and more consumer friendly source anyway (they ship directly). Next project is the newels and stoop rail.

Posted by: HDL at September 16, 2009 11:30 AM in response to Cast Iron Fence: We Can Rebuild It

Are you talking about Mitsubishi or some other manufacturer? A/C only or heat pump? I only priced Mitsubishi and Daikin for my 3 story with 5 indoor units. I used Mr. Slim's big brother the City Multi heat pump type and the price was 22K installed with a suplemental heater on the garden level unit (As an architect that sometimes specifies these systems I was given preferential pricing direct from Mitsubishi). Though contractors are slow and therefore more willing than ever to sharpen their pencil its a little more difficult to shop Mitsubishi around because to install (or even purchase the units) you must be certified having taken Mitsubishi training, purchased mitsubishi equipment as well as diagnostic software. If you're doing the same as I did, you've got an unbelievable price.

Posted by: HDL at September 11, 2009 10:56 AM in response to Split Level A/C Cost for 2 Floors

Mitsubishi is the state of the art. I would recommend the their City-Multi system if you're doing the full house. Its the big brother of Mr. Slim. City-Multi can handle more zones, and has a greater variety of indoor units so you are not limited to the wall / ceiling surface mounted variety. I just put this system in and used Best Air Conditioning. Jimmy Wong and his crew did a very professional, reasonably priced job; his cell number is 917-742-2596.

Posted by: HDL at August 31, 2009 4:42 PM in response to Mr Slim Mitsubishi vs. Fujitsu

CMU: whomever told you it was not allowed was mistaken. You absolutely can vent to the outside through the wall unless the vent would be within two feet of a window used for "natural light and air ventilation" for a habitable room for your own residence or four feet from the same type of window for an adjacent residence. A backdraft damper would be desireable and probably also required.

Posted by: HDL at August 26, 2009 5:16 PM in response to Kitchen/Bath Vent Needs to

Red Hook Carpet Installation just did a fantastic (and reasonably priced) job installing carpet for me. I know they also sell carpet. Talk to Robert.

Posted by: HDL at August 19, 2009 1:51 PM in response to Co-op carpeting

This community should get behind efforts like this. It's modest and do-able. Thanks Brownstoner for posting this and the link to the donation page. Hopefully we can put our collective effort or money to help take care of something we all care about.

Posted by: HDL at August 19, 2009 12:58 PM in response to Cleaning Prospect Park Lake

The limestone is merely a veneer on top of your structural (probably brick) facade. As such repair to said Limestone veneer is not structural work.
That said, you should get this taken care of quickly, as any gap can allow water penetration which will lead to more headaches. I would suggest consultation with someone familiar with the specific properties of limestone not simply brownstone or masonry repair in general because certain types of mortar or sealers could have adverse effects on the stone. The epoxy / steel rod solution is a good one though it will be hidden by how you ultimately close the gap you described.

Posted by: HDL at August 13, 2009 4:07 PM in response to Limestone Facade

Check the floor above to see if there is a return air grille. Many times people gerry rigged a makeshift return air plenum between joists with a piece of sheet metal.
Regarding fire rating sheet metal is virtually useless. You must use Type-X sheetrock for any kind of rating.

Posted by: HDL at August 4, 2009 11:20 AM in response to Basement Ceiling

Velux. They are very well made come in clear or tinted (to reduce heat infiltration) and double glazed. They are also much cheaper than custom. Skip those crappy bent sheet metal and wire glass pyramid types.
Also available with a rain sensor and remote control if that interests you.

Posted by: HDL at August 3, 2009 5:08 PM in response to Skylights?

I have a bunch of things but I'm probably not ready for a pick up for about a week or two. I'm in CG as well on Carroll between Smith and Hoyt. Where are you?

Posted by: HDL at August 3, 2009 4:58 PM in response to Donate your Reno "Salvageables"

JW Electric did a fantastic job upgrading my electrical service and breaker panel for me. Joseph was knowledgeable and efficient. He sent a big crew of very professional guys and knocked out the job in less time than he estimated. He was also 25% less than the next cheapest bid (I got 4).

Posted by: HDL at July 22, 2009 3:02 PM in response to Need A Good Electrician

His cell phone is 917-292-1825.

Posted by: HDL at July 16, 2009 3:09 PM in response to Need Contact for Manny Lasalle

Try Bill Ross.
William S. Ross [wross@halstead.com]

Posted by: HDL at June 29, 2009 1:41 PM in response to Commercial RE broker

The number of units described in this study for this and next year is based on plans filed with the DOB. That number is far greater than the number that will actually be built. There are many projects yet to begin that will simply be shelved. There are others that have had funding pulled before actual construction began, and there are those that are dead in the water midstream in the process.Thats in addition to those that have shifted from condo to rental. Are conditions bad? Yes. Doomsday? No. Unless you're an architect. It will take years for the backlog to be flushed through the system.

Posted by: HDL at June 26, 2009 2:16 PM in response to Rising Inventory Bad News for Burg

Before you start glueing and putting down another layer of subfloor find the location of the joists below snap some chalk lines and go to town screwing down the existing subfloor. If it was originally nailed down chances are that the nails have worked themselves loose over time. If they were screwed in originally the constantly changing live load can cause a tiny bit of play which gets larger with time. Put new 2" screws in about 1'-0" on center. You can use drywall screws unless you expect moisture (probably not since you"re planning on the wide plank pine).

Posted by: HDL at June 17, 2009 2:04 PM in response to Subfloor re-enforcement

Sorry, I forgot to post peter's number. 914-826-0181.

Posted by: HDL at May 28, 2009 11:51 AM in response to How much for new w/d hookups?

Call Peter Dymond. He's a talented plumber, and runs a crew for a larger plumbing company during the week. Evenings and weekends he does small jobs like this on the side. You'll need to get your own permit if you or your building feels thats required. You'll save about half.

Posted by: HDL at May 28, 2009 11:49 AM in response to How much for new w/d hookups?

Mitchell Iron Works
(718)384-2772
Don or Ken

Posted by: HDL at May 6, 2009 5:43 PM in response to Iron work in need of serious wor

Mitchell Iron Works
(718)384-2772
Don or Ken

Posted by: HDL at May 6, 2009 5:43 PM in response to Iron work in need of serious wor

The "Empanada Lady" is named Miriam. She is usually there Saturdays when weather cooperates.
Yum.

Posted by: HDL at April 29, 2009 3:54 PM in response to Brooklyn Food & Drink Round-Up

Its not offensive but I guess thats the point. Not terrible but not good either. When I see these historic throwbacks it seems as though we're saying our best days are behind us. There's nothing inspired and nothing to inspire. Poor kids.

Posted by: HDL at April 24, 2009 2:07 PM in response to PS 8 Parents Pitched Plans for New Addition

I'm an architect as well and as Architect66 said, the zoned system is the way to go. Both Mitsubishi and Daikin make multi-zoned heat pump systems that are very efficient as well as super quiet. I just installed the Mitsubishi City Multi system with 5 zones in my 3 story with the compressor on the roof. The City Multi is the big brother to the Mr. Slim units. It can handle more zones and has a variety of air handler units that can be concealed within ceilings or walls so you're not stuck with those wall mounted units. Piping distances are not an issue for this system. It's a bit expensive but truly top of the line. Jimmy Wong of Best AC in Queens is the guy to call. He's certified by both Mitsubishi as well as Daikin, does a high quality job, is reasonably priced and really cares.

Posted by: HDL at April 15, 2009 12:23 PM in response to Ductless A/C Systems vs. Central

You can completely rewire a three story house plus basement to code for $15,000 plus $2,000 for the plastering. I just had it done by WCK, who I highly recommend. Took three weeks. The idea that you need to gut the house and re-sheetrock all the walls is completely ridiculous.

As for the plumbing, what exactly needs to be done? If it ain't leaking and ain't broke, don't fix it.

Also the floors -- do you mean they are hardwood and need to be refinished? Depending on the condition, figure $1 to $2 per square foot to refinish.

Is there a lot of junk you need to rip out? Demo and trash removal costs.

Re new kitchen, I have heard anything from $7,000 (small Ikea you install yourself) to $30,000 or $50,000 (large, granite, semi-custom cabinets) to sky is the limit.

Posted by: mopar at November 17, 2009 1:27 PM in response to Need help

As was stated above, there are a lot of postings on this topic in the archives. For our decent but not fancy renovation we have found the $100-150/sq ft figure to be a good rough guide.

Good luck.

Posted by: pmmtenement at November 17, 2009 2:59 PM in response to Need help

Most of the square foot prices quoted here are for gut renovations. You may not need a gut renovation. Just because a place is old does not mean it needs to be gutted. Just because it may need a new kitchen does not mean the whole place has to be gutted. In fact, if it is old and the look of the place appeals to you, you may not want to gut it.

Depending on the skill of those you hire, gutting a place may make it end up looking like a poor quality new construction condo. Also, it's just not necessary unless the plaster all crumbles to bits when you touch it or the place is soaked in water damage from no roof for years.

If you want to completely remake a house and you want to gut something, you may want to look into buying a shell.

Posted by: mopar at November 18, 2009 10:25 AM in response to Need help

listen newbrook my name is Dan and I am a licensed contractor I have been doing this for over 20 years if you like give me a call and we can dicuss it further I can be reached at 718-919-7794 or 646-726-0475.

Posted by: superdee01 at November 18, 2009 6:57 PM in response to Need help

If You Need A Good Electrical Contractor I recommend
RIC-INSTALLATION You Can Reach Them @ 347-512-4869 Ask For Erick

Posted by: OldManSam at November 20, 2009 1:43 AM in response to Need help

If You Need A Good Electrical Contractor I recommend
RIC-INSTALLATION You Can Reach Them @ 347-512-4869 Ask For Erick

Posted by: OldManSam at November 20, 2009 1:44 AM in response to Need help

I recommend Windows We Are. After speaking and having visits/quotes from a number of local window outfits, WWA came out on top: customer service, product pricing and availability. I was very happy with installation as well. I bought 5 new windows from them and am definitely going back when the others need replacing.

Posted by: Queenie at November 20, 2009 9:47 AM in response to Replacing Windows/Brownstone