A rent controlled tenant has life tenancy in that specific apartment. You can certainly offer them a nicer place on a different floor but the tenant is under no obligation to move one inch.

Posted by: JoeBushwick at October 8, 2009 4:19 PM in response to House of the Day: 130 Summit Street

I too am confused about the lack of "local infrastucture". This is a busy area a block or two from the J train at Myrtle/Broadway and a decent variety of retail options on Broadway and Flushing. I'm wondering what sort of new infrastucture is really needed.

Posted by: JoeBushwick at September 29, 2009 11:43 AM in response to Beer City in Bushwick

Thanks for all your input. I am going to have the plumber check the pipes at a few other locations to see if there is a pressure drop due to mineral build up in the pipes. I did take a look at the video on Ask This Old House and it looks like installing the pump/pressure tank is a relatively simple process although I have no idea how much the pump costs.

Posted by: JoeBushwick at September 21, 2009 1:59 PM in response to Water Pressure Problem

Hi Mopar,

I was waiting to see if you had any thoughts on this house. I've always liked these brick houses and this one is really close to the Myrtle/Wyckoff L station. I guess if a wreck is going for $425K and probably needs everything (kitchen, baths, elect., plumbing, boiler, roof) plus all the cosmetics, your probably looking at around $100K for reno. Makes me wonder if I should start looking again. Any thoughts on where things are going in this corner of Bushwick?

Posted by: JoeBushwick at August 27, 2009 3:10 PM in response to Brooklyn Sales: Under a Million

As a landlord who has dealt with bedbugs in my tenants apartments, I really wish they would allow the use of DDT on a limited, tightly controlled basis. The issue with DDT was that it was used improperly and allowed to enter the ecosystem. Used in buildings for bedbugs, DDT is safe for humans and will not hurt the environment. The chemicals that they use now just do not do the job. You can get rid of the bedbugs temporarily, but they just retreat into the walls of old buildings and come back when the pesticides wear off.

Posted by: JoeBushwick at August 26, 2009 3:34 PM in response to Bedbugs in the Limelight

I'm all for improved mass transit but running trolleys in the streets is not the way to do this. In Boston, where they still have trolleys, after years of grief, they finally got rid of the lines that run in the streets. Light rail (trolleys) that run in a designated right of way have proven much more practical. As mentioned above, running light rail under existing highways or using streets that are under-utilized would make a lot of sense for Brooklyn.

Posted by: JoeBushwick at August 18, 2009 12:51 PM in response to Resurrecting Red Hook's Trolley Tracks

I am in a similar situation - live in one unit rent out the rest and I use Tax Cut software and it has everything I need. Just enter in all your income and expenses, the percentage of the building rented out and what you paid for the property and it does all the calculations for you. If you are concerned, when you are done, have the accountant look over your work.

Posted by: JoeBushwick at August 13, 2009 1:36 PM in response to Taxes and Rental Expenses

I live around the corner from the Bushwick house and I am amazed that they can get this kind of money for these crappy 80's infill houses. There are loads of these around Bushwick that were built after the fires in the 70's. Most were built with public money and then practically given away in order to get people to stay in the neighborhood. Bushwich sure has come a long way.

Posted by: JoeBushwick at August 13, 2009 1:15 PM in response to Brooklyn Sales: Under a Million

I get all my appliances for Appliances by Phone.

http://www.appliancesbuyphone.com/

He is located in Jersey, does not charge sales tax and has free delivery. On most items they have next day delivery. They alway beat the prices of the local places by a few dollars.

It seems that most new low price refridges do a decent job. It you are concerned, get one that is Energy Star rated.

Posted by: JoeBushwick at August 10, 2009 12:43 PM in response to Refrigerator Repair/Replacement?

DOF valuation is not based on any sort of reality. The number has no relation to what the market value of your property may be.

Posted by: JoeBushwick at August 10, 2009 12:16 PM in response to NYC Finance Property Value...

I have had a similar problem and I suggest that once the paint is dry, you can just put it out with regular trash. Just bag them up in black plastic and make sure the bags are not too heavy. Keep the number of bags reasonable - 5 to 10 and with three collections per week it will be gone in a few months. I know this is a hassle but its free and does not require hiring questionable carters who may be dumping your stuff illegaly.

Posted by: JoeBushwick at August 3, 2009 2:17 PM in response to Getting Rid of Basement Stuff

I'm with tybur6. The kind of folks who can afford this sort of place are not going to want to live with two tenants stomping around overhead. This house would probably be more valuable as a single family or as a triplex over a garden floor rental.

Posted by: JoeBushwick at August 3, 2009 1:54 PM in response to House of the Day: 225 Garfield Place

If you change the size of the radiators it will effect the heat in other apartments in the building. A plumber will need to go around to each radiator and change the steam vents as necessary.

Posted by: JoeBushwick at July 31, 2009 4:44 PM in response to source for new radiators?

Wow, that living room on the parlor floor is a bowling ally. How do you arrange furniture in a 9' wide room.

Posted by: JoeBushwick at July 23, 2009 1:46 PM in response to House of the Day: 186 Washington Avenue Revisited

Also, I bought a great little square porcelain sink from IKEA but then you most likely will need to use their cabinet base which is fairly low quality. Stay away from their faucets.

Posted by: JoeBushwick at July 22, 2009 5:52 PM in response to Buying Bathroom Fixtures

I agree that local places are great if you want a high-end product but Home Depot (preferably a suburban location) has a good variety of fixtures and everything is in stock. They have good brands such as American Standard and Kohler and the pricing is very fair. Stay away from their store brand - Glacier Bay or any other brand that you do not recognize.

Posted by: JoeBushwick at July 22, 2009 5:49 PM in response to Buying Bathroom Fixtures

I was not all that impressed with either the prices or variety of the stuff at Brooklyn Terminal Mkt. They seem to have tons of stuff, but most of it is annuals and really generic. Sorry to say, for perennials I ended up at HD & Lowes. The selection was generally better at their suburban locations. Prices are very fair for the quality and size of the plants.

Posted by: JoeBushwick at June 29, 2009 3:16 PM in response to Source for Plants in Bulk?

I am the owner of a small apt. building and I can add a couple of things:

Bedbugs are very difficult to get rid of. Even an apartment that has been vacant and fumigated can still become reinfested. Bedbugs are often resistent to the chemicals that are used to kill them and they can hide in places that chemicals just can not reach.

Using a sealed mattress cover is a good idea - if the bedbugs are in the mattress, and they are sealed withing the mattress cover, they will ultimately die and while they are alive (up to a year) they can not escape and infest your new home. Unfortunately, as mentioned above, bedbugs can hide in an amazing number of places but the exterminator is correct that if you only have a minor infestation, they are likely to remain near the bed, i.e. the source of food.

Especially if this is an old building, with lots of cracks and crevices, I suggest that you consider moving to another building. Bedbugs are not life threatening, not really all that dangerous but they are a nuisance and very difficult to eliminate.

Posted by: JoeBushwick at June 29, 2009 3:01 PM in response to Bed Bug Question

Thanks Bessie for a reality check from someone who knows what they are talking about.

I will add that with expenses going up and little way to recoup those costs from residential tenants with stabilized leases, landlords often rely heavily on their commercial tenants to make ends meet.

Posted by: JoeBushwick at June 18, 2009 3:23 PM in response to Streetlevel: Knotting Slope Closes

There is a fair amount of debate about painting or sealing brick at all. Brick is porous and in time the sealant or paint breaks down and water will get into the brick. Once the brick is sealed, they will take a long time to dry out if they get wet. This is especially a problem in the winter when water trapped in the brick can freeze an create spalling.

Posted by: JoeBushwick at June 17, 2009 2:07 PM in response to Brick in Back

As a landlord of a hundred year old building, I seem to be costantly battling this sort of problem. First you need to isolate the source of the water. Does it only leak when the tenant uses the shower? or is it more constant. Tiled tub surrounds are often the source of the problem and finding the leak among all those grout joints can be nearly impossible. Often, the only solution is to get a handyman to remove all the tiles and the wall (sheetrock or plaster) and then install new cement board, new tile and grout.

Posted by: JoeBushwick at June 15, 2009 10:25 AM in response to Water Leak

The law is not on your side. As a landlord, you are presumed guilty until proven innocent. In housing court, the judge will find in favor of an elderly tenant no matter what the facts of the case may be.

Having an agreement with the tenant is only as good as her willingness to abide by the agreement. If you have to take her to court to get her out, you will loose. There are a million and one technicalities that will allow them to let her stay.

Do not buy this house if you expect to occupy this space. It can cost you $1,000's and years of aggravation to get her out and even then you will probably be stuck with her forever.

Posted by: JoeBushwick at April 22, 2009 4:48 PM in response to Buying house w/ low-rent tenan

Fairly sure that Romex is OK except in NYC. Even other parts of NY State allow it to be used. NYC code has always been very stict and it is my understanding that the do not allow the use of Romex.

Posted by: JoeBushwick at April 22, 2009 4:42 PM in response to Speaking of Permits & Code...

The apartments in OPP went into contract back in '07 way before the current economic downturn. I am sure that the folks who are paying these crazy prices are stuck and would have lost their deposits if they were to back out now. Certainly, if they had to sell today, the apartment would be worth a lot less than they paid.

Posted by: JoeBushwick at April 21, 2009 1:28 PM in response to Last Week's Biggest Sales

I agree with the removal suggested by van buren with one caveat. The black adhesive that remains may also have asbestos. Sanding it is really tough since it gums up the sandpaper and sanding could get the fibers into the air. I would just put down new flooring once you have removed the old stuff and if the old stuff is not loose or especially uneven, you can just lay new vinyl over the old.

Posted by: JoeBushwick at April 21, 2009 11:22 AM in response to Asbestos and Linoleum Flooring

Back in the day, that 8' x 9' bedroom would have been a maids room. Typically it would have had a really tiny bathroom with a toilet and mini-tub and a sink in the room.

Posted by: JoeBushwick at April 9, 2009 1:14 PM in response to Co-op of the Day: 62 Pierrepont Street

As much as I am all in favor of high density development in downtown Brooklyn. I have to agree with Cookie and zinka. Cheap, low quality, dreck.

Posted by: JoeBushwick at April 6, 2009 5:22 PM in response to Development Watch: 111 Lawrence Street

Thanks for the lovely feature. I really enjoyed the photos on Flikr.

One note: Many of the pictures are of carved limestone or brownstone. Within the same time period, you can find amazing carved stone and molded or carved terra cotta ornamentation. Sometimes it is tough to tell the difference. Usually with careful inspection it is possible to see the natural grain of the stone, which also may have some sparkle. Terra cotta is matte in appearance except if it is glazed and then it looks like ceramic tile.

Posted by: JoeBushwick at March 31, 2009 2:30 PM in response to Walkabout with Montrose: Terra Cotta Delights

Sadly, I think this is the problem with bamboo floors. They can not be sanded or refinished. You may be able to able to purchase some wood filler putty to fill the divots but I do not think you can do anything about the scratches.

Posted by: JoeBushwick at March 23, 2009 5:58 PM in response to Scratches on Bamboo Floor

If you move out, you need to be extremely careful that you do not take the bedbugs with you to your next home. Bedbugs can live for up to 6 months without feeding and can easily travel in clothing, furniture, linens or luggage. Check on-line resources for bedbug eradication and follow the instructions to the letter. I've had them and I got rid of them on my own but you must be meticulous.

Posted by: JoeBushwick at March 23, 2009 5:55 PM in response to Bedbugs & security deposits

Most likely this is zoned manufacting (M-1) so not much development potential.

Posted by: JoeBushwick at March 23, 2009 5:50 PM in response to Bushwick Warehouse Trades for $14 Million

This actually happened quite frequently in the '30's Depression. Unfortunately, the shareholders typically are left with nothing and the bank that holds the underlying mortgage becomes the owner. In the 30's the building was then sold for pennies on the dollar and turned into a rental.

Posted by: JoeBushwick at March 11, 2009 1:37 PM in response to Co-op Property and bankruptcy

Anybody know who owns this place? I've gone by a few times and I have always been curious about what is going on inside this amazing house.

Posted by: JoeBushwick at February 27, 2009 5:51 PM in response to Close-Up on the Commandant's House

I just can't see how they are going to fill all these new apartments on and around Flatbush. It seems like there are thousands of units due to come on-line in the next year and even as rentals, I just don't see that there are customers for all of them.

Posted by: JoeBushwick at February 19, 2009 4:36 PM in response to Development Watch: 235 and 277 Gold Street

In addition to adjusting the size of the vents (I did this in a three story building and it made a tremendous difference) you can also get a thermostat with a remote sensor. This way the boiler will not shut off until the correct temp is reached in the location of the sensor - which should be on the top floor in a room that does not get direct sunlight.

Posted by: JoeBushwick at February 15, 2009 6:33 PM in response to Programmable Thermostat....

My sense of East NY (I ride my bike through the neighborhood occassionally) is that is seems grittier and poorer than Bushwick. I do see more black people but there is still a significant hispanic contingent. I would make a distinction between ENY and Bed-Stuy, both neighborhoods with large black populations. Bed-Stuy is older, has nicer brownstone housing stock and seems to be more affluent, some areas (Stuyvesant Heights) seem pretty fancy. ENY seems like it was built as working class housing and is by no means fancy. That said, I have found some lovely, tree lined streets with well cared-for homes, but many areas look like they are struggling.

Posted by: JoeBushwick at February 2, 2009 6:19 PM in response to Quote of the Day

We have above ground lines in Bushwick. It really makes the area look messy since the cable tv company comes along and hangs dozens of wires from the utility poles.

Posted by: JoeBushwick at February 2, 2009 5:53 PM in response to Closing Bell: Why are There Power Lines in East New York?

As both a resident and landlord in Bushwick, I would like to add a few thoughts.
Yes, the neighborhood is mostly latino, south and central American. I find these folks are hard working, friendly and make excellent tenants. The new hipsters (young, white, skinny jeans) generally keep to themselves and generally live in Bushwick for the same reason as the Latinos - its cheap, has good services, and is reasonably close to Manhattan (especially if you are near the L). Certainly things are changing - buildings are being renovated and a few new bars and restaurants have come in but by and large, I find that the two groups tend to co-exist fairly peacefully and I don't see rapid gentrification driving folks out of the area.
One last note: Bushwick is a big neighborhood - on the west end it is mostly industrial and has a number of loft buildings inhabited by artists. Along Broadway, under the train, the area has much more in common with Bed-Stuy. Along the L train, it is mostly Latin, solidly working class with a sprinkling of young folks looking for cheap rent and in the East, near Broadway Junction, it is pretty rough with more in common with East NY. This area also has great brick rowhouses that can be had for less than $500K.
Bushwick is a real Brooklyn neighborhood with thriving retail and solid residential blocks. I encourage Brownstoner readers to come and explore my neighborhood.

Posted by: JoeBushwick at February 2, 2009 2:22 PM in response to Bushwick Goes National

TownhouseLady, I couldn't agree more. In any business, whether it is selling a house, or a job interview or selling lemonade, you can't loose by putting your best foot forward.

Posted by: JoeBushwick at February 2, 2009 1:49 PM in response to House of the Day: 1217 Ditmas Avenue

Do systems like this exist for steam. I have a multi-family and it seems like it is much more difficult to modulate the temps and amount of steam from one unit to the next. Steam is either on or off and you simply boil water to make steam and the steam works its way through the radiators until it cools and returns to the boiler as water.

Posted by: JoeBushwick at January 26, 2009 3:22 PM in response to High Efficiency Boilers

Thanks for the link. I was just curious about progress on Knickerbocker since I haven't seen too much action there lately but it could be that they are busy doing interior demo that is not visible from the street.

Posted by: JoeBushwick at December 4, 2008 4:15 PM in response to Inside Third & Bond: Week 64

I have actually been shown property where people were sleeping in the apartments. Usually in the middle of the day. It really felt creepy going through peoples apartments with them sleeping/hiding under the covers.

Posted by: JoeBushwick at December 4, 2008 2:07 PM in response to Funny photo from rental listing

As a resident at the northern fringes of the Borough, I see that the Hudson Companies has a project on Knickerbocker Ave near Maria Hernandez Park. Would you folks be willing to do occassional posts on the progress of this project? I am thrilled that you are working in my neighborhood and I would love to know how things are going.

Posted by: JoeBushwick at December 4, 2008 1:52 PM in response to Inside Third & Bond: Week 64

This is a great block in a charming neighborhood. I just can't believe that people would do cheap, Home Depot kitchen, bath and back yard and then expect to get nearly a million dollars for their home.

Posted by: JoeBushwick at December 4, 2008 1:42 PM in response to House of the Day: 177 Maple Street

Growing plants on your roof is also good for the environment. Rain water is absorbed by the soil thus less going into the overburdened sewer system. And if you get enough stuff growing up there you will get some of the benefits of a green roof.

Posted by: JoeBushwick at November 21, 2008 11:39 AM in response to Garden of the Day: Contained in the Slope

And Sarah Palin says that we are not part of the "Real America".

Posted by: JoeBushwick at November 10, 2008 6:05 PM in response to Flying the Flag in the Slope

Its tough to legislate esthetics but I think there are a few good ideas out there. First, some sort of contextual zoning would help. Something short of landmarking but that would require new buildings to be built in similar scale and materials to their neighbors. I think the idea of requiring some sort of cornice, prohibiting the use of metal, vinyl or stucco siding, limiting curb cuts and garage doors at street level would help.

Posted by: JoeBushwick at October 30, 2008 2:10 PM in response to Development Watch: 272 19th Street

I've used these guys many times for appliances for my rental appartments and I agree that they are great. Low prices, excellent selection, one-day free delivery. They're the best.

Posted by: JoeBushwick at October 13, 2008 12:50 PM in response to Appliance shop recommendation

Funny, I was walking around this area yesterday and was just amazed by the incredible number of ugly, aluminum/vinyl sided houses. I kept thinking how much I like all these great new stores and restaurants but unfortunately the neighborhood still looks like crap. I am impressed that someone with more vision than me, took a totally depressing building and made something decent out of it. Now, if this could just be replicated a few thousand times, this neighborhood would start to have some aesthetic appeal.

Posted by: JoeBushwick at October 13, 2008 12:40 PM in response to A Modern Upgrade in Williamsburg

I check approx. 150 buildings a month for sprinkler systems pressure. Albeit in Manhattan, from Union Square all the way down to below Wall Street and have never seen static pressure below 50 to 55 psi. Definitely would check with the neighbors.

Posted by: modsquad at September 21, 2009 2:05 PM in response to Water Pressure Problem

modsquad... I would think the pressure requirements for a sprinkler system are much much greater than potable water. Depending of course on the number pipe bends and sprinkler heads the system has. Sprinkler systems are designed to stream massive amounts of water when needed. I'm not a master plumber but logic dictates that.

Posted by: zberlin at September 21, 2009 3:56 PM in response to Water Pressure Problem

Low pressure could mean build-up inside the pipes under the street or leaks somewhere before the pipe reaches your house. Nothing you can do about that. If you have lowish street pressure get a pump and bladder tank, it will maintain your pressure high even during peak times. No biggie. The larger the building the more tanks you will need but if yours is a small building one tank should do it. They are about the size of a big hot water heater. it is absolutely no big deal. of course it will probably cost you 10 to 15 thou to install, but hey, that's owning an old house.

Posted by: Minard Lafever at September 21, 2009 4:42 PM in response to Water Pressure Problem

if you have mineral buildup in old galvanized piping , your money would be more wisely spent repiping all the local plumbing, since no amount of pressurizing will overcome the resistance of corroded plumbing

Posted by: eman1234 at September 21, 2009 6:56 PM in response to Water Pressure Problem

corroded pipes burst. If the pipes are bad, they will let you know.

Posted by: Minard Lafever at September 21, 2009 7:11 PM in response to Water Pressure Problem

I hate pumps.
All pumps need maintenance, make some noise, use electricity, cost a fortune, MUST be sized properly or they create far more problems than they solve....stuff like that.

Consider this:
It takes one pound of pressure to raise water 2.31 feet, or 27.72 inches.
If you've got 40psi coming in to the building, that should be enough to raise the water about 92 feet (40 x 2.31) with no pressure left at the crown.
But since your 3-story building is probably closer to 35 feet high to the top floor fixtures, you should lose about 15psi getting the water up there (35/2.31), leaving you with ~25 psi.
That's not great, but it should be enough that people don't complain.

If they're not getting enough water, then there is a problem with volume and not pressure.
So as others have suggested, that's usually an internal plumbing problem.
Water loses speed and flow rates diminish as it travels through long or compromised piping runs. Adding a pump might get you more water, but it is often a band aid which serves only to mask a greater problem.

I don't know how that helps you exactly, but it may be something to think about.

My advice is to have the water pressure tested at various points in the building simultaneously with water running at the top floor. The point where it turns bad might present itself that way.

Me:
http://www.GatewayPlumbing.com

Posted by: Master Plvmber at September 21, 2009 9:28 PM in response to Water Pressure Problem

zberlin, depending on the system, the delivery to the sprinkler heads might vary. Nevertheless the street pressure, the most important pressure is usually around 50 to 55. What determines the need for additional pressure is the height of the building. A sprinkler system can use that 55psi without any additional boost via roof tanks, pressure tanks, fire pumps etc. if the top of the system shows 25 psi.

Posted by: modsquad at September 21, 2009 10:39 PM in response to Water Pressure Problem

PS As Master Plvmber mentions above, volume is important also. Depending on the size of the sprinkler system the water main for that system might be as small as 4" or up to 12", still though the street pressure is only 50 to 55, at least in much of Manhattan.

Posted by: modsquad at September 21, 2009 10:44 PM in response to Water Pressure Problem

You can purchase it from the park slope plumbing.I have bought my bathroom fixture some time before.Their services are awesome.

Posted by: beesondirect at October 8, 2009 5:38 AM in response to Buying Bathroom Fixtures

Just in case someone is still tracking this thread, what is a reasonable debt to equity ratio for a large high-rise coop? The one I'm looking at is almost 2:1. Is that bad? Thanks

Posted by: whoever at November 3, 2009 2:36 PM in response to Co-op Property and bankruptcy