Jane's Profile
Author's Posts
January 8, 2009
steam heat return
I had all the radiators on the first and 2nd floor of a 3 family replaced recently. Initially the plumbers had a difficult time adjusting the valve so that steam wouldn't shoot out. Water started stream out as well and the boiler would shut down. A "steam specialist" was brought in and determined that return pipes were very clogged and needed replacing. They suggested replacing the back return(where the pimary problem was) for $600 or we could do the whole run-front and back for $1800. We chose to do just the back and once in there they decided that the whole thing didn't absolutely need to be replaced and charged $400. It stopped leaking and didn't make noise for about two weeks. Last night it sounded as if a wave machine dropped into the bedroom -no leaks but lots of wooshing noise. Should I have the rest of the return replaced-including the front for $1200 or am I wasting my money with plumbers who don't know what they are doing? Thanks for your suggestions.
March 14, 2008
Counter Fabrication
I am considering having High Quality Marble on 19th st in Brooklyn fabricate a granite kitchen counter and marble bath vanity. One friend said there work was unsatisfactory-but they came highly recommended by the stoneyard and another supplier. Anyone out there with good or bad experience wtih their work?
March 1, 2008
Audio/Visual/Home Theater Installer Recommendation
We are doing a gut renovation and would like to use the opportunity to install an integrated stereo/TV system, including putting the wiring in the walls, ceiling speakers, and linking components, in several parts of the house. Does anyone have a recommendation for a reputable outfit that does these types of installations? Not looking to go too high-end, just decent, basic stuff that will be unobtrusive. Thanks.
Is Ambient Heat Sufficient for a Bathroom?
We are doing a gut renovation of a brownstone and in the course of moving things around we've removed a steam riser that previously ran through our bathroom. We're trying to determine whether the ambient heat from the house will be sufficient to keep the bathroom from being chlly. It's an interior bathroom with no window and the house is usually pretty warm. We are installing Sun Touch electric radiant heat in the floor. Looking for input regarding whether an additional ceiling heating unit or electric towel warmer (doubling as a heaing element) would be advisable to supplement ambient heat?
January 14, 2008
Steam Shower Vapor Barrier
We are installing a steam shower in our gut renovation of a 3 story brownstone. Wondering if anyone has experience with the Mr. Steam or Steamist units and the various vapor barrier installation options. Steamist recommends just 3 or 4ml plastic sheeting behind the cement board. Others recommend a kerdi vapor barrier on top of the cement board with tile on top of that. Would using marble or porcelain eliminate the need for the kerdi vapor barrier? Any thoughts are appreciated.
November 2, 2007
Garbage Disposal
I'm considering installing a batch garbage disposal. I've heard arguments for and against regarding the environmental impact of food waste going into the sewer. Anyone informed on this issue?
October 22, 2007
Tankless Hot Water Heater
Where does one get a good price for a tankless water heater-Bosch, Paloma, Rinnai, Takagi? We have the plumbers and others to install, file, etc.
October 9, 2007
Window Replacement
We're thinking of using Original Windows from Flushing to replace 12 windows in our brownstone with Marvin replacements. Would appreciate any feedback on their service.
September 14, 2007
Window Installer
We are having 16 Pella or Marvin replacement windows installed. We've talked to Park Slope Glass and Window, Bay Ridge Windows,Windows we Are. Any feedback on these installers would be appreciated.
September 6, 2007
Windows-New Construction vs. Replacement
Our contractor has advised us that replacement windows installed by most of the Window companies will not be securely attached to the building and therefore will most likely move and not work properly. He thinks that buying Marvins for replacement is foolhardy-like taking expensive cloth to a cheap tailor. He recommends going with a lower line of windows for replacement and a higher line for new construction. I would appreciate any thoughts on this.
Author's Comments
Just as the previous poster, we went with quarter sawn white oak-long planks, 5in wide. We ordered it directly from the mill in Indiana for $7 sf for prefinished with low sheen. They haven't been installed yet so not sure about the look but hoping for modern and clean.
I think that very dark or black floors have a more modern feel but for us with a dog and child in a narrow brownstone it just didn't make sense. Wide boards also create a modern feel.
Check out www.PenningtonHardwoods.com
Posted by: Jane at July 10, 2008 10:17 AM in response to Hardwood floor recomendation
I purchased a unit called FloodStop for $116 at Park Slope Plumbing. It is supposed to sense water and stop the machine. My contractor thinks they are too sensitive and will go off too often but I don't want to take any chances with my new floors on the first floor! Haven't had it installed yet. We will also put a pan under the machine to catch the water as it first spills out.
Posted by: Jane at June 25, 2008 11:58 AM in response to Condo - Washer & Dryer Question
Our stair installation was itemized for $19,000 as part of a gut reno of 2 floors. It included two cuts-first floor to basement and second floor. Several new lolly support columns were required. The basement stair is wood, the first to second floor stair is metal with wood treads. Since it was part of a gut reno I'm sure costs for demo were not included in this. Just a ballpark figure.
Posted by: Jane at May 20, 2008 10:16 AM in response to 3-family - how to use as 2-family?
We are using Audio Breakthroughs 516-627-7333 but we had sticker shock too.
Posted by: Jane at May 19, 2008 12:31 PM in response to A/V Recommendation?
We are converting our 3 family to a two family with duplex on first and 2nd floors. Rental on third. We have installed a staircase within the duplex apt and maintained the original hall staircase. (the treads aren't on yet but the metal stair is in place). Putting in the stairway requires a fair amount of space so lots of interior walls must be removed-we removed all for an open plan.
Not sure how easy it is to remove but if you are taking over the whole house in the future you could just leave it. Lot's of old houses have a front and back stair. If you would like to see it call718499-8079.
Posted by: Jane at May 19, 2008 10:28 AM in response to 3-family - how to use as 2-family?
Try Dubravka Antic at 917-304-2288. We are in the last phase of our brownstone gut reno. It is definitely a modern interpretation of a brownstone. We have been very happy with her work.
Posted by: Jane at May 9, 2008 1:27 PM in response to seeking architect for bstone reno
Friends in a brownstone on 10th street had an inside French Drain installed after a sump pump failed to work. The combination of the two has solved the problem.
Posted by: Jane at March 16, 2008 8:50 AM in response to French drain to waterproof cellar - how successful?
To Quest @ 3:29, the house as a whole has steam heat. The only heat source in the bathrooms in question will be Sun Touch electric radiant heat under the floor tile.
Posted by: Jane at March 2, 2008 11:06 AM in response to Is Ambient Heat Sufficient for a Bathroom?
Thank you 11:03. The radiant floor heat is in the bathroom and your comment just saved us $2000.
Posted by: Jane at March 2, 2008 10:27 AM in response to Is Ambient Heat Sufficient for a Bathroom?
Thanks for your comments. I'm looking for recommendations of companies that do the cable lay out and installation, etc. Any suggestions?
Posted by: Jane at March 2, 2008 10:24 AM in response to Audio/Visual/Home Theater Installer Recommendation
Chelsea Kitchens on 8th ave at 17th has moderate to highly priced modern Italian made kitchens. They cost much more than Ikea but far less than Valcucine or Poggenpohl, Boffi, etc.
Posted by: Jane at February 22, 2008 12:04 PM in response to european style non-custom cabinets
I stripped a marble mantle with exactly the same decorative design. It was a bear to strip-don't remember the products I used. I did discover that under the 20 some layers of paint there were significant stains all over the marble. Looks like it could be candle wax stain or drinks-something. I don't mind the "patina" but to make it look really fresh and clean would require a professional cleaning and polish.
Posted by: Jane at February 22, 2008 11:56 AM in response to stripping follow up...
Maged Iskander from Stuctural Concept Engineeing worked with us on our brownstone reno. New joists, lolly's, etc. Nice guy-the architect and contractor both worked well with him. 845-369-9311
Posted by: Jane at February 12, 2008 10:42 AM in response to Engineer
I once repaired a veneer table by buying a roll of mahogany veneer at Dykes, staining it a matching color and glueing it to the table. It wasn't easy but it worked quite well
Posted by: Jane at February 8, 2008 11:30 AM in response to Newel post veneer
We had three windows and are currently widening the center window so that french sliding doors can go between the side windows. A structural engineer and architect were involved(for other reasons too) but it doesn't seem to be too complicated. At this point there is a big opening where the window and brick have been removed. Beware of what they might find that can lead to other work-rotting wood, etc. Definitely not a handyman job.
Posted by: Jane at January 17, 2008 11:43 AM in response to Adding a window in back parlor?
You could definitely create a nice rental for under $6,000 if you already have good cabinetry and a nice floor. If you are doing the painting your major costs are basically the appliances and hook up. A short run (under 6 feet) of granite countertop appeals to renters and can be inexpensive at one of the 3rd ave stone shops. We just installed very attractive Ikea kitchen cabinets for under $2500.00
Posted by: Jane at January 14, 2008 1:56 PM in response to How much to install a rental kitchen?
I agree with Mrs. Limestone. Just a few other thoughts.
We are currently in the middle of a gut renovation of a 3 family brownstone. We contracted with our architect for construction administration services for the duration of the project. The architect visits a minimum of once a week and frequently has the structural engineer visit too as we are in that phase. The contractor and architect speak several times per week if not per day. We were advised to always include the architect on every e-mail and review every discussion we have had with the contractor.
He is there daily and currently has a crew of about 5 or 6 guys who may all be there at the same time or it may just be 3 guys. We are living on the same block so my daily presence and oversight are unavoidable. He may call us about unanticipated structural problems revealed in the demo, deliveries that I arranged that are getting mixed up, I welcome any of his calls because it is all in the interest of completing the project quickly.
Posted by: Jane at October 26, 2007 11:28 AM in response to Renovation Nightmares
We are using Premier Storage on 3rd Avenue and Carrol. 855-2100 It is clean, feels safe and secure and the owner is very polite. The movers he recommended were excellent-more cautious with my furniture than I am. The price really depends on the size of your space. A 10 x 15 is $310 per month. Maybe a few dollars more than other places but it is convenient for us.
Posted by: Jane at October 22, 2007 10:27 AM in response to short term storage for furniture
We are currently converting a 3 family to a 2family. The DOB expediting fees run about $5000. The internal stairwell-going up to 2nd floor and down to basement (steel with wood treads) will be about $20,000. We are doing a gut reno adding 2 baths, AC, windows, roof, floors, etc. Most of the contracting bids were close to $125,000 per floor.
Posted by: Jane at September 25, 2007 10:36 AM in response to Converting from 3 family to 2 family
Thank you all for your responses. I now feel more confident going with replacement windows-Pella or Marvins.
Posted by: Jane at September 7, 2007 11:39 AM in response to Windows-New Construction vs. Replacement
Oops-forgot that we are moving today and won't have cable service until Tuesday. Call my cell at 516-510-7645. We may be reusing some of the wider floorboards of one floor but all the narrow pine boards on the 1st floor will be removed.
Posted by: Jane at August 25, 2007 9:50 AM in response to pine flooring needed
We are beginning a gut reno in about a week. Will be taking up the old pine floors. Write us at cimpatrick@aol if you would like to discuss further.
Posted by: Jane at August 25, 2007 8:43 AM in response to pine flooring needed
Responses to Author's Forum Comments
People always think everything costs too much except of course the work they do, which doesn't cost enough.
Posted by: guest at May 19, 2008 6:16 PM in response to A/V Recommendation?
6:16,
On most posts concerning the costs of home improvements done by others than the owner I would tend to agree, but in this case I think the responses are questioning the need for engaging an A/V consultant at all, not whether the fee is too high. Note that it's the architect who recommended getting a consultant; it wasn't the OP's idea. Probably the architect has some buddy to whom he wants to direct some work.
Posted by: johnife at May 19, 2008 7:04 PM in response to A/V Recommendation?
I'm not in NYC so I may not be able to comment on cost. But we recently converted a three family brownstone to a two family in Newark, NJ. We completely gutted the entire house, re configured each floor and installed a spiral staircase to connect floor 1 and 2. It worked out very well and looks great too. It's a lot of work but we have the use of the backyard. We hired an Architect who had done this type of stuff in NYC. Email me if you would like to see some pics. lauraz92@yahoo.com
Posted by: guest at May 19, 2008 11:46 PM in response to 3-family - how to use as 2-family?
Our stair installation was itemized for $19,000 as part of a gut reno of 2 floors. It included two cuts-first floor to basement and second floor. Several new lolly support columns were required. The basement stair is wood, the first to second floor stair is metal with wood treads. Since it was part of a gut reno I'm sure costs for demo were not included in this. Just a ballpark figure.
Posted by: Jane at May 20, 2008 10:16 AM in response to 3-family - how to use as 2-family?
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?
Thanks for the estimate and the detail on the lolly columns. It gives me a good place to start in deciding whether it will be worth it.
Posted by: laurie at May 20, 2008 1:51 PM in response to 3-family - how to use as 2-family?
10:58 here again.
Post up a diagram of the room and im sure we can figure it out for free on the forum!
Posted by: guest at May 20, 2008 2:20 PM in response to A/V Recommendation?
I Agree with Jane. Dubravka Antic of Seem+Less Architects has been a great help to us. on several projects(residential and commercial). If you want a "star architects" design without the "starchitect" bill. We are about to do some new things in Brooklyn are are definitely going to use Dubravka nd her partners of Seem+Less.
Posted by: MODERNLOVER007 at May 21, 2008 9:35 PM in response to seeking architect for bstone reno
If you're an audio/videophile, you'll want a Consultant. A consultant does more than recommend where to put the wires. They recommend and specify high-end equipment, servers for your ipod music, sophisticated remote controls, wiring diagrams, home automation, lighting and shade controls, etc. The price is high because it's a very unique service and the equipment is very sophisticated. Some homeowners have multiple homes and there is the ability to link each homes server with automatic updates, etc.
If you're not an audiophile and don't care about all the stuff I mentioned above, then your architect can do a simple home network/data wiring diagram for your electrician to follow. I actually did this myself in my home. I ran all the speaker and CATV cable myself. We don't have sophisticated equipment though.
Posted by: spanishfish at May 24, 2008 10:30 AM in response to A/V Recommendation?
I wood have done that mantle for less then $1200.00 ,and a better job then anyone in the brooklyn area.Iam also epa certifyed to remove lead paint.Degambastripping iam in parkslope (718-499-5788)
Posted by: guest at May 28, 2008 2:48 PM in response to stripping follow up...
We have no risers in our bathrooms so we put in electric radiant floor heat and the runtal towel warmers. The warmers take awhile to warm up but really, they have been unnecessary. The floor heat is great. The rooms are interior however, no windows, on second floor.
Posted by: Jane at October 14, 2009 7:28 PM in response to Bathroom Heating