PropertyVirgin's Profile

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Author's Posts

November 19, 2009

Credit for bathroom mirror

Hi Brownstoners,

First, thank you to everyone who gave advice on my post about doing a first walkthru/punchlist.

So, the walkthru is done, and one problem we found was a large chip at the bottom of the mirror above the sink in the hall bath. The seller says he can't fix the chip and will give us a credit to replace the mirror.

The problem? I have no idea what it would cost to replace this thing and, unfortunately Brownstoners, I don't have a pic of the whole mirror, either (I know, I'm an idiot).

Basically, you can see the width of the mirror in the pic above. It is a frameless mirror attached (I think glued) right to the wall. I'm sure removing it will do damage to the wall, so I want to take that into account when figuring out the credit.

The mirror is probably about 4 feet high and 2 feet (maybe 2 and a half) across. It's not a medicine cabinet, just a flat mirror against the wall.

Any ideas of what I should ask for?

Additionally, in the master bath, there was about a half-inch gap in one spot between the CeasarStone countertop and the sink (someone cut the countertop incorrectly, leaving more space than needed for the sink). The seller was able to fill the gap with caulk matching the shade of the CeasarStone, but agreed to still give me a partial credit, since the caulk shouldn't be there.

Again, I'm not sure what this kind of mistake is worth. Any suggestions?

Thanks a million, all!

November 12, 2009

Punch List Questions

So the time of my inital walkthru to create the punch list has finally arrived, and I have a few questions (please excuse my naivete, I am totally new to buying property):

I'm wondering, for new construction, is it common that the apartment would have gas hooked up so that the oven and stove can be tried out?

Are things like cable connections and phone jacks able to be tested? (FYI, we are doing the walkthru with an inspector/engineer who came highly recommended by other Brownstoners.)

3) My lawyer tells me that it is common for an agreement concerning when the seller has to make any fixes found during the punch list creation to be drawn up and signed at closing. Has anyone ever heard this before or done it this way? I thought punch list items need to be addressed prior to close, and I know I was told earlier on that the punch list is in our closing requirements....

4) Any other general advice you have, please share. Obviously the inspector will be leading the way, but if you have advice on what I should be doing while he does his inspection, do tell!

Thanks all,
PV

September 24, 2009

Offer Accepted - Now What?

So I may not be a Property Virgin for much longer (fingers crossed). Just had an offer accepted on a new construction condo (yes, I know a lot of people here are anti-new contruction condos, but I really love the place and the price was right).

The contract has been sent to my attorney, but I'm wondering what else I can expect from here?

With new construction, I assume if there is an "inspection" process it's quite different than what happens with other property -- can anyone enlighten me about that and about "punch points"?

What else should I be thinking about before I sign the contract or go to closing?

Thanks, guys. I love Brownstoner!

September 15, 2009

Eckford & Engert Area

Hi Brownstoners,

Anyone live in one of the buildings in this cluster? Know people who do?

This was the area where all those "mini-finger" buildings went up one right after another. Always thought it was a strange place for a cluster of condo buildings, but....

Anyway, I'm just curious as to how the buildings in this area seem to be doing and also wondering if people are enjoying living in this cluster? Anyone know if some of these went rental or rental/condo mix?

I haven't personally been looking in this area, but someone I know is and now I've become curious....

Thanks,
PV

September 13, 2009

Is This Shady?

Hey Brownstoners,

I got some great advice here the other day, so I'm back for more.

I'm wondering if you guys can weigh in and tell me if you think this is shady or not:

A married couple bought an apartment in the condo building I'm looking to buy in (new construction) a few months ago and decided after living there for a month or two that it was too small for their need. They worked something out with the sponsor and moved into a larger apartment in the same building. Then, after a couple of months, they decided this 2nd apartment was ALSO too small for their needs. So, they once again made a deal with the sponsor to move into yet another apartment in the building which is considerably larger. They were able to get more money from their lender in each scenario to cover the price difference.

They are still wiating to move into the 3rd apartment, as some final fix-ups are being completed. Meantime, I happened to be shown the apartment they are currently living in by the sponsor's agent and fell in love with it.

I'm very, very close to bidding on it, but the sponsor is treating this as a new construction sale. It is not, in other words, being sold by the current apartment owners to me, but by the sponsor to me.

Is this shady at all? Should I still have to pay transfer taxes and the other fees associated with a new construction sale, or should this be a resale from the current owners of the apartment?

As a note, the sale was officially recorded in July of this year, so it's not as if it's not public knowledge that the unit was bought and closed on by the current occupiers.

I hope this all makes sense! Very complicated situation!

Thanks for your help,
PV

September 11, 2009

Condo By-Laws

I'm getting ready to put in a bid on a condo, and my question for you all is this: Do you generally review the condo by-laws prior to putting in a bid, or once the offer has been accepted? If it's typical to review them prior to putting in a bid, does the seller's agent provide the buyer directly with a copy of the by-laws, or does it usually go through the buyer's attorney?

Sorry if these questions are juvenile -- I have (obviously) never gone through this process and unfortunately have been trying to learn the ropes in a really, really short period of time! Didn't expect to find the perfect place so quickly, but I did, and I don't have a lot of time to act....

Thanks for your help,
PV

Author's Comments

Thanks, DIBS -- a fixed piece of glass next to the sink was exactly what I was thinking, and I, too, think it'll look quite nice. :)

Also, thanks DIBS and Ed for your thoughts on price. That is the feedback I'm looking for!

If anyone has thoughts on the countertop, that would be swell, too. Again, seller and I are not bickering -- just trying to name a price for him.

Best,
PV

Posted by: PropertyVirgin at November 20, 2009 10:40 AM in response to Credit for bathroom mirror

Just an FYI, all: the seller & I aren't bickering. He's being cool, I'm being cool. I just honestly don't know what the damn thing is worth, and the chip is really bad. The seller admitted right away that he couldn't fix it and he OFFERED the credit. He told me to name a price. I'm just trying to do that.

DeLepp, I'm not saying eman isn't entitled to an opinion, I'm just saying it had nothing to do with my post.

Posted by: PropertyVirgin at November 20, 2009 10:33 AM in response to Credit for bathroom mirror

eman1234, thx for the worthless post. Anybody else have something useful to tell me?

Posted by: PropertyVirgin at November 20, 2009 12:07 AM in response to Credit for bathroom mirror

Hi DIBS,

Follow-up for you: my lawyer said she didn't think the seller would "go for" us creating an escrow account to deal with punch list issues. Is my lawyer nuts?

Thanks,
PV

Posted by: PropertyVirgin at November 12, 2009 12:25 PM in response to Punch List Questions

Just do a forum search for "Inspector" or "Inspection" and you will come up with plenty of results and recommendations.

Godd luck!

Posted by: PropertyVirgin at October 15, 2009 2:53 PM in response to Engineer for New Construction

Again, great points -- thanks so much!

OK, I want to get this whole process right and I'm going to take my time and be careful during inspection/punch list creation.

Can anyone tell me about how much it would cost to hire my own inspector to join me on the walk-through? And does anyone have someone to recommend?

My attorney comes highly recommended and seems top-notch, but what are some other things I should be asking her to look out for on my behalf?

Again, thanks to all!

Posted by: PropertyVirgin at September 24, 2009 1:23 PM in response to Offer Accepted - Now What?

Thanks, guys! These are all good points and I will keep them in mind.

As a note, the construction is complete (with the exception of a few cosmetic touches, like finishing off the roof terrace), and the building is already half-occupied (i.e., people living in their apartments). A couple of additional units are in contract, so this place is nearing that magical 70% -- if I make it to close, we'll hit that number.

Question: I just recently noticed on the condo's website that they show the closets as having poles in them, but I didn't notice any in my unit's closets. Is this something I would bring up when I do the walk-through, or do I need to bring it up before the contract is signed?

Thanks again, guys!

Posted by: PropertyVirgin at September 24, 2009 9:52 AM in response to Offer Accepted - Now What?

Hi Redbone,

No, this building is not in PH. North Brooklyn.

Posted by: PropertyVirgin at September 15, 2009 9:58 AM in response to Is This Shady?

Thanks, guys, I appreciate the response!

I have found out some more info, after badgering the sponsor's agent:

The couple occupying the apartment never did close. They went into contract, and the sponsor allowed them to move in early, prior to closing.

As it turns out, there are three other apartments in the building occupied by people who have not yet closed but who have been allowed to move in.

Does this seem unusual? I agree with Zeebee that sponsors may just be bending over backwards right now to keep good buyers interested, but does this seem to indicate that maybe the building hasn't sold 51% and therefore closings are not happening -- or not happening in a timely fashion, anyway?

As a note, the seller's agent claims the building is more than 51% sold and that the final C of O is in place ... but I had been told previously that only 8 units were currently occupied, so now to be learning that 4 of them are occupied by people that have not closed makes the whole thing seem dicey!

What do you guys think?

Thanks again for your help!

Posted by: PropertyVirgin at September 14, 2009 10:24 AM in response to Is This Shady?

Actually, I take that back. The listing was taken down from StreetEasy in April of this year, not July. And StreetEasy lists the property under its "may or may not have been sold" section. So I'm not sure if the sale closed or what.

But how the heck would this couple be living in the apartment otherwise? It's totally furnished with their stuff, as if they moved in and expected to stay ... until they apaprently decided (again!) that they need more space!

Is this weird or what?

Posted by: PropertyVirgin at September 13, 2009 7:19 PM in response to Is This Shady?

PropertyVirgin wrote a review about Lomzynianka on September 11, 2009 1:11 PM

dh, i'm surprised you haven't been here. from reading other posts of yours, it seems you've been in the WB/GP area a while. do you not go to any of the local polish restaurants?

anyway, the food here is great -- cheap, tasty, dependable. hot soup must have been there on an "off' night.

Food:
Service:
Ambience:
Value:

Hey Brownstoners,

This is all great advice -- thank you.

Ysabelle, if you don't mind me asking, what area of the city do you own in? And what kinds of things have they harrassed you about? You mention it's petty stuff, but I'm curious to know more....

Thanks again,
PV

Posted by: PropertyVirgin at September 11, 2009 11:53 AM in response to Condo By-Laws

Responses to Author's Forum Comments

I assume this is a new construction condo?

You have the option of not closing if any of your punchlist. It can get legally hairy at that point. Usually you just agree on what absolutely needs to be fixed before you move in (gas, electricity, floors, whatever) before closing. The rest can be designated to be fixed on later date. At that point your attorney should include a rider that gives you specific schedule (like x days after closing).

Having punchlist not completely finished when you move in a new construction is very common. However, during these times of hurried construction you must do your due diligence in order to protect yourself.

Posted by: crimsonson at November 12, 2009 2:48 PM in response to Punch List Questions

"You have the option of not closing if any of your punchlist items are not done."

Posted by: crimsonson at November 12, 2009 2:48 PM in response to Punch List Questions

You can also get an adjustment to the amount due. Or, in other words, seller reduces the price and buyer assumes responsibility to finish the punch list. In essence, you pocket the escrow amount but have to do the work yourself.

Posted by: altervoce at November 12, 2009 3:49 PM in response to Punch List Questions

We closed on a brand new condo last year. The gas and electric should be on so you can test whether the stove works, lights etc. I would go to a hardware store and buy an electrical outlet tester (less than $10) and test every outlet in the apartment, rarely there's a problem, which is easily fixed. There will be items on your punch list, like a cracked tile or whatever, that the developer has to be given time to fix. If you check the offering plan, you'll probably find that you don't have the right to an escrow account for anything. One item on our punch list took six months, but it wasn't something we were greatly concerned about (insect screen), but most things were fixed between the walk through and closing. Your lawyer is your best source of advice. If there are still apartments for sale in the building, the developer is still involved, so they'll have a general contractor handy to fix things.

I wouldn't get too concerned unless your developer is in chapter 11, or is a fly by night type operation.

Posted by: bohuma at November 12, 2009 4:24 PM in response to Punch List Questions

sorry, just being silly

Posted by: eman1234 at November 20, 2009 12:33 AM in response to Credit for bathroom mirror

Go into a place like Mega Glass on 5th Ave. near Bergen and ask for an estimate on the mirror. Bring dimensions and photo(s). Alternatively, consider whether you can add a frame to the mirror that will cover the damage and protect the edge.

Posted by: vinca at November 20, 2009 12:43 AM in response to Credit for bathroom mirror

Is there anything special about this mirror???? If not, just go to a glass shop. If you're bickering over a $150 piece of glass then you've got your priorities screwed up. Sounds like the seller is being reasonable.

Posted by: daveinbedstuy at November 20, 2009 7:59 AM in response to Credit for bathroom mirror

$250
Ed Kopel ARchitects

Posted by: edkopel at November 20, 2009 9:25 AM in response to Credit for bathroom mirror

$185

Posted by: daveinbedstuy at November 20, 2009 9:35 AM in response to Credit for bathroom mirror

PV, eman has a good point though. I've never seen a vanity jammed up against a drop in tub. Design issues? Bad construction? How do you take a shower w/o the whole place being soaking wet? Doesn't seem as if there is room for framless glass dorrs or a shower curtain.

Posted by: DeLepp at November 20, 2009 9:59 AM in response to Credit for bathroom mirror