KAZ's Profile
Author's Posts
September 17, 2009
Custom Made Slip Covers
Any recomendations for a store that does custom made slip covers?
Thanks.
February 24, 2009
Scott Schnall: Questions
I am thinking about engaging Scott Schnall to submit plans to the DOB with regard to converting my C of O from a 1-family to a 2-family and the addition of a steel deck off the parlor floor in the back of my brownstone. (The plans will be prepared by my interior designer that I will give to Scott for him to adjust/change as necessary for filing with the DOB, obtaining plan appproval, issuing of permits and obtaining a new C of O.)
To those who have used Scott before do you sign a written agreement with him detailing what he will provide (i.e., permits, change of C of O), etc?
With regard to the C of O process does the DOB work through him to set up the appointments for the DOB to inspect the work that was done?
If the DOB finds an issue does Scott assist in trying to get it solved?
Does he accompany the DOB inspector to the inspection?
Does he only get involved if the DOB objects during the inspection to items they agreed to on the plans submitted to them and which construction was based upon?
What is Scott's payment structure - how much upfront/at the end?
Is the best way to start the pocess with him to simply arrive in his office with my plans in hand and tell what I want to do?
Sorry for all the questions but I truly want to understand what he does amd does not do, payment mechanics and general operating style.
Many thanks!
KAZ
February 20, 2009
Tenant Controlled Heating
In renovating my garden floor to be a rental I am thinking about providing the tenant with his own thermostat to control the heat in his apartment. (I have a hot water system.) The tenant would be responsible for paying for his heat instead of me as the landlord (I would have a separate gas meter put in as with the separate electric meter that will be put in), but would be able to control how much heat he wants. I figure this will avoid the likely conversation when he requests additional heat because his ground floor rental is colder than the upper floors - which it is. This arrangement saves me from having to heat the whole house to keep him warmer and gives the tenant flexibility. I would lower the rent by some amount to reflect the fact that as the landlord I am not paying for heating.
Thoughts/comments from both renters and landlords would be appreciated!
Thx.
February 10, 2009
NYC Local Law 1 (Lead Law)
NYC Local Law 1 states that the law applies to apartments if:
The building where the apartment is in was built before 1960 and
The building has 3 or more apartment units and
a child under the age of 6 lives in said apartment.
Does that mean that in a four story brownstone where the onwner of the brownstone rents out the garden level and he and his family live in the top three floors, said brownstone would not be required to follow NYC Local Law 1 for the garden rental as there are not 3 or more apartment units in the brownstone?
Thanks.
KAZ
January 28, 2009
Architects
Any recomendations for architects willing to work on an hourly basis to draw up some kitchen and bathroom plans? Not looking for the person to oversee the job but just to draw up the plans and I would take it from there.
Thanks.
January 19, 2009
Joseph Weinstein Electric Corp.
Anyone have any experience working with Joseph Weinstein Electric Corp.?
Many thanks.
December 24, 2008
Etnea Metal Works
I am considering using Joe from Etnea Metal Works to produce and install for me a spiral staircase.
Has anyone had experience with Joe & Etnea Metal Works?
Thx!
December 20, 2008
Window into Door; Sprial Staircase
I am planning on converting a window in my parlor floor dinning room into a door to be connected to a wrought iron spiral case leading to my back yard.
Questions:
Any recomendations for a company who does window to door conversions?
Any recomendations for a company that can manufacture and install a spiral wrought iron stair case?
Do I need to have an arch. or eng. spec out the details for the wrought iron manfacturer?
Thx!
December 18, 2008
A&J Contracting
Has anyone used Anthony from A&J Contracting? I am considering using him for a kitchen, two small bathrooms and related sheetrocking, tiling and framing.
Thanks.
Author's Comments
You rented the apt based on the person telling you they had two nice dogs but you never asked to see the dogs!
Unbelievable!!
Posted by: KAZ at August 28, 2009 6:34 PM in response to tenant has vicious dog
How did you get to the point where there is a $45K difference? It happened overnight? Both you and the architect were asleep at the switch? I find this story very hard to believe. Don't you have a contract? Were you not paying as the job went on?
Posted by: KAZ at August 22, 2009 1:35 PM in response to fight with contractor
Why do people on this site always run to the DOB? All the person is doing is moving the location of his loo and radiator. THEY ALREADY EXIST. No DOB permits required here.
Posted by: KAZ at August 18, 2009 2:43 PM in response to Bathroom Reno?
Where is "here"? I had not heard that the limits were raised. Can you provide your source/link?
Thx!
KAZ
Posted by: KAZ at March 19, 2009 6:35 PM in response to Conforming Loan Limits
My thanks to all!
Posted by: KAZ at February 24, 2009 6:05 PM in response to Scott Schnall: Questions
I hear that Scott's people skills are less than great - so I was hoping the Brownstone community could help me with these questions based on their experiences with Scott and make my experience with him more effecient.
Thanks.
KAZ
Posted by: KAZ at February 24, 2009 7:22 AM in response to Scott Schnall: Questions
Question. As the piping is already there (feeding the 4 radiators in the rental) does the work simply require "re-routing" those pipes from my bolier to the to be purchased tenant's boiler? And that would cost $10,000? - I know it is hard to say without seeing the job.
Thx!
Posted by: KAZ at February 20, 2009 11:03 PM in response to Tenant Controlled Heating
Do you know if the store will be relocating to a different spot in Park Slope? Brooklyn?
Posted by: KAZ at February 15, 2009 10:15 PM in response to Store fixtures
Actually compliance with the law is not that simple. Per NYC Local Law 1 simply painting with regular paint is not sufficient - apparently lead can "eat through" regular paint. One has to hire an EPA certified lead abatement company that uses special lead covering paint. Further, that special paint is not good enough for doors, windows and shutters. For these items you need to remove/replace them or chemically strip off all the paint. (This is because friction from operating these items can cause lead dust.) Finally, you then have to hire an EPA certfied lead testing company to take tests and certify that you are lead free. That is what the law says. Also, if you have a tennant who complains about a lead issue and NYC comes in to inspect the law requires you to find and pay for a place for the tennant to live while you fix your lead problem.
Again, this lead thing is not simple.
Posted by: KAZ at February 11, 2009 10:45 AM in response to NYC Local Law 1 (Lead Law)
Giovanna,
Could you share with us the name of the contractor who burnt you so others know not to use him.
Many thanks.
Posted by: KAZ at January 17, 2009 2:33 PM in response to Carpenter Recommendation
HC,
Thanks for the feedback.
Follow-up question: With regard to the deck in your backyard did you file the job/obtain sign-off from the NYC Dept. of Buildings?
Thx.
KAZ
Posted by: KAZ at December 25, 2008 7:32 PM in response to Etnea Metal Works
HC,
Thanks for the feedback.
Follow-up question: With regard to the deck in your backyard did you file the job/obtain sign-off from the NYC Dept. of Buildings?
Thx.
KAZ
Posted by: KAZ at December 25, 2008 7:32 PM in response to Etnea Metal Works
Responses to Author's Forum Comments
dylanfan, can you please send me that info as well? seahag21 [at] yahoo [dot] com
Posted by: seahag21 at August 24, 2009 11:20 AM in response to Bathroom Reno?
arbitration is easier, cheaper, and less time-consuming than court, but also more likely to wind up with a "split the baby" result rather than a straight win or lose - i.e., you probably won't have to pay the whole amount, but you'll probably have to pay some. so when you say you don't want to settle for more than you "deserve" to pay, you have to consider the risk of an adverse outcome. grey areas, and the fact that somehow they managed to rack up $45k in change orders you disagree with (presumably, that represents more than just a couple line items, where there were actual labor and materials costs) will count against you.
Posted by: i disagree at August 24, 2009 11:21 AM in response to fight with contractor
Based on stories from friends who have decided to take a hard line against their GCs and ended up in court, you could easily burn tens of thousands in legal fees and spend the next 5 years dealing with this with no guarantee of success.
As much as it sucks, you are probably better off paying up now and settling.
You stated, however, that even your architect doesn't agree that all the changes were unnecessary, so sounds like you need to get some more input as to what the "fair" amount is for the work that's been done. There are always 2 sides to that coin.
Posted by: wyckoff at August 24, 2009 1:57 PM in response to fight with contractor
I think you should get a consultation from an attorney skilled in this area.
The contract itself will be something that that attorney and you should pour over carefully.
Take a proactive approach and seek legal consultation.
Posted by: Madeleine at August 25, 2009 11:06 PM in response to fight with contractor
I wouldn't be so quick to call your insurance broker. They have no interest in "helping" you solve your problem. They would have no interest in the rehabilitation of this dog and the fact that he has already attacked somebody is a red flag.
Posted by: modsquad at August 28, 2009 9:18 PM in response to tenant has vicious dog
Would you ever rent to a couple without meeting one of the people first? Always meet pets too.
I've heard horror stories of the "small, quiet bird" that squawks and talks all night long...
Always "interview" pets as well as people.
Posted by: christopher at August 28, 2009 10:50 PM in response to tenant has vicious dog
Seconding "always interview pets."
Instead of taking a large pet deposit, I require that dogs have a reference from a trainer, and I always call the trainer and ask how the owner did in the class, to find out whether the dog is going to present problems.
I got a lot of shit about this the last time I mentioned the way I handle pets on this forum, but you know, it works. People who go to the trouble to train their dogs are proactive and take care of problems before they start. That's the kind of dog owner I like to work with.
Posted by: vanburenproud at August 29, 2009 7:01 AM in response to tenant has vicious dog
Everybody says their dog is small, quiet, blah, blah, blah. . .
I've gone to court and forced several people to get rid of dogs.
I never allow them in my buildings and never will.
Home is a place where you should be able to sleep or just hangout in silence (unless you're on a major road and have cheap windows). If a neighbor's dog is barking, it makes life miserable, and if I were a neighboring tenant, it would encourage me to break my lease and move out.
Posted by: IronBalls at August 29, 2009 8:58 PM in response to tenant has vicious dog
Answers:
I can pay upfront $30 x 24 or I can choose to pay $30 a month for the remainder of the contract. Either way I have to pay all of it. They will not let me out of the contract. The contract says I have to pay them for their service monthly, The $30 is the service fee for their call center.... The fact that the system itself is smashed and not working has, according to their logic, nothing to do with it. If I want my system fixed, they want $500 more.
I thought about filing a complaint. Actually I thought about suing them in court, but I don't even know if I have a case, since I signed the contract?
Posted by: laninia at November 10, 2009 3:33 PM in response to Brinks - Beware!
also if i stop paying they will go to a collection agency and mess up my credit.
Posted by: laninia at November 10, 2009 3:35 PM in response to Brinks - Beware!
why are you paying for service if you are not getting any?
what do you mean they would only allow you to break contract if you pay for remainder of contract?
Posted by: KAZ at November 10, 2009 2:46 PM in response to Brinks - Beware!