U510545's Profile
Author's Posts
April 28, 2009
Ductless A/C questions
I am having some trouble finding answers to basic questions about installing a ductless a/c unit, so I was wondering if any of you had info. My questions are:
- For one large room (approx 550sq ft, 40 x 15 or so), would a single zone mini-split do the job?
- What is typically (roughly) charged by an installer to install a single zone, roughly 18000 BTU ductless unit? This would be for the 3rd floor of a building.
- This is for a rental (long term rental) and when we leave, we will need to repair the wall. Roughly what would the cost be of doing this? It is an external wall (obviously) of a pre-war building.
April 21, 2008
Commuting from Carroll Gardens, a few questions
My husband and I have looked at a few new homes in Carroll Gardens but we are still learning about the area. The one thing I'm particularly concerned about is the commute on the F train. So if you happen to live in CG and work in Manhattan, can you tell me what its like on the F train in the mornings? Can you get a seat or is it just packed? Also, do you know roughly how long a commute for central CG to midtown Manhattan would take (on F train)? HopStop says 45 mins which seems incredibly long- just wanted to verify that. Finally, how does one commute to the financial district on the F train- is it even possible?
Thank you very much for your responses!
February 5, 2008
Mosquitos in brownstone gardens
Can any brownstone owners (or renters) let me know whether your gardens are actually usable in the summer months, or whether the mosquitos render them pretty unusable. I know this last summer was bad b/c we were house hunting and would get bitten like crazy just standing out there for a few mins. But is that a perpetual situation? Or is it cyclical depending more on the mosquito population for the year?
I guess I'm just wondering how much brownstone gardens/patios/decks actually get used.
Additionally, does the location matter in terms of mosquito population? In other words, if you are surrounded by other gardens which are overgrown and not well cared for, does that dramatically increase the chance of a mosquito issue?
January 28, 2008
$2.8-$3+mm brownstones in Park Slope
Is there any sales history of listings in this range that have actually sold? I have only been watching the brownstone market since July/Aug or so and I am NOT in that price range, but I watch them. It seems that absolutely none have actually sold at that price.
Does anyone have any listing addresses of places in Park Slope which have actually sold for that month? I'm just wondering whether there is a real watermark/comps or whether brokers are just valuing the properties this way b/c of some arbitrary factors.
If you knwo of any, can you post the address so I can check out the sales price on Property Shark (even if it's before the subprime problem).
January 19, 2008
Pre-contract inspection revealed several issues- what would you do?
We had a pre-contract inspection done. The inspector identified and line-itemed $87k of issues that need to be fixed, stating some as critical and others as potential. (Heimer Inspectors). The biggest ticket items seem to be:
- old plumbing system- needs update
- old sewer system- needs update
- needs new roof
- stair risers all uneven so we need new stairs
- evidence of leaks in basement which need to be addressed
How does a buyer typically address this with the seller? This is an old home, like almost all homes in Brooklyn- so are these problems customary?
Also, it seems that all old homes would have old sewer and water pipes- does the owner just take the risk that they are not living there when they finally break? Or do most owners try to replace them? And when buyers buy homes that have not been updated as such, do most negotiate this into the price?
Any advice would be appreciated. I'm particularly curious as to what other people do, as some of these items seem to be ones that would surface on any pre-contract inspection of an older home.
January 16, 2008
Park Slope price per sq. foot- what is reasonable?
I know none of us know the future. But if you were a real buyer in PS right now, what price per square foot would you be considering paying on a house?
We are considering putting in an offer around $670 per sq. ft on a smallish brownstone (3 floors). We are hoping that will protect us from a market downturn, as it is likely about 15% less than the average ppsf right now.
Does that sound reasonable? Or is it more reasonable to expect the ppsf to go even lower? This is in move-in condition and in a nice part of the Slope.
(NO guarantees the owners won't laugh at us with our offer, but realistically, we don't HAVE to buy so we want to buy only at a safe price.)
Any opinions?
January 15, 2008
Confirming max allowed FAR
Hi all,
I could use some guideance. We have an accepted offer on a brownstone where we are hoping to do some renovation work (building up from an existing extension to include additional floors).
I checked the zoning and based on what I've learned, the property does have a total sq. footage that is under FAR so we should be able to do this.
However, I have heard that sometimes it is not such a clean calculation and that there could be air rights that were sold, etc. I know that this can only be confirmed through an architect.
I have contacted an architect and he confirmed what I already knew about the zoning and the allowable sq. ft on the property. But he seemed unwilling to engage further, since we are not even in contract yet- let alone own the place.
However, our purchase is dependant on being able to build this additional room. So how do I go about officially confirming that there is buildable sq. ft without an architect?
Or alternatively does anyone know of any architects who will do a real assessment of this pre-purchase? We are willing to pay a small fee (but not too crazy of one).
Thanks for your suggestions.
January 10, 2008
To buy or not to buy?
I know this is an age old debate and I'm sure people are sick of talking about it. But... if anyone is willing to throw in their opinion on buying in this market, I would appreciate it.
We are getting close to an accepted offer on a place in Park Slope. We have a personal need to buy (first baby on the way and current rental a bit too small). We like the place we are negotiating on. We could see ourselves there for the next 5 years or so. But it's also not like a dream, perfect home either. It's doable, we like it, but wouldn't be heartbroken if it didn't happen.
Also, we are VERY nervous about the economy and the impact that is likely to have on Brooklyn RE. Manhattan and to a large extent Brooklyn have bucked the national trend of bloodbath in the RE market to date, but we've seen prices starting to get cut in Brooklyn and places just not moving- even in prime areas. So we're worried that we're at the cusp of a real downturn, and are pretty nervous that we are "buying at the top of the market". We are likely to get our place for about 7-10% less than ask, but is that enough of a correction to insulate us a little bit if there is a downturn (which we feel is likely)?
It's confusing. I know that no one has a crystal ball on this- I'd like to hear peoples opinions on the topic.
January 9, 2008
Start renovation paperwork after signed contracts but before closing?
Would you all start any of the initial work related to a renovation project after contracts are signed but before closing? We are strongly considering adding a 10x15 extension (3 stories) to a place we are hopefully going to have signed contracts on shortly.
It should be a straightforward close b/c it's a 2 fam house within our affordability and we (husband and I) have excellent credit.
I would love to be able to start drawing up the plans and starting the work on getting work permits etc. while we are waiting to close, just to save time. We are hoping to not move into the property until the work is done, and therefore of course we'd prefer to get it done as quickly as possible.
However, is it a bad idea? Are we taking too much of a risk to start that kind of work before we have closed on the place? What is commonly done when people buy homes that require renovation before they move in?
Thank you for your advice!
January 8, 2008
Extension question
We are considering buying a brownstoner where we'd like to add an extension for a bit more space. The original footprint is 40' long and we are hoping to add 12', for a total length of 52'.
Our extension will have a lot of windows so hopefully it will get ample light. However, I'm worried about whether extending a space to that length will create a very dark space in the center of the footprint.
If any of you have added extensions to your brownstone space, can you comment on what the light was like, and how long your new space was?
There might be very miminal light impact or actually very positive light impact but I just don't know and am trying to learn.
Thanks!
(P.s.- I am aware of the heating issues with the space, and learning about FAR issues, etc. I know there is a lot more to consider- just wondering about this specific aspect).
Author's Comments
Thank you all for your detailed and informative responses!! And my husband works in midtown by the way (51st and 7th) but if he ever switches to a downtown firm, we were curious about the commute on the F.
(For the poster who recognized my name and thought I already bought in PS, we actually had an accepted offer and walked away from the place. It just wasn't the right fit and we got nervous about the market. We are still pretty leery about the market so we've slowed down our search and are waiting to see what the next few months bring. But we can and will move fast for the right place. I'm sure it's a very similar scenario to most other potential buyers right now.)
Posted by: U510545 at April 22, 2008 6:08 PM in response to Commuting from Carroll Gardens, a few questions
Thanks everyone! This would be for my husband's commute and he would leave for work around 7:15am and return from work around 7pm. So it sounds like sitting is possible (at least at Jay) but that the door to door timing of Hopstop is pretty accurate (45 mins). I appreciate the info!
Posted by: U510545 at April 21, 2008 9:58 AM in response to Commuting from Carroll Gardens, a few questions
OP here! Sorry my husband has warned me not to say too much about the place we are heading to contract on. But the contract might still fall through anyway. Either way, once we are in contract, I'll spill the beans. Till then, superstitious. It's not in the $2.8-$3mm range though- that is for darn sure!
And thanks for the spreadsheet suggestion- I pulled that down. Great info!
Posted by: U510545 at January 28, 2008 6:15 PM in response to $2.8-$3+mm brownstones in Park Slope
thanks guys! I absolutely wasn't trying to be contentious. Actually we have an accepted offer on a park slope place. I was hoping that they DID sell at these prices. We just hadn't seen any. So that's GREAT- thanks!
Posted by: U510545 at January 28, 2008 11:48 AM in response to $2.8-$3+mm brownstones in Park Slope
Oops, I meant "Does anyone have any listing addresses of places in PS which have actually sold for that PRICE." (not 'month").
Also, sorry for the typo.
Posted by: U510545 at January 28, 2008 9:06 AM in response to $2.8-$3+mm brownstones in Park Slope
Rehab- this post is real. And I agree that there was no misrepresentation. However, this home has been recently gut-rehabbed so we assumed some updating was done (although it hasn't been). I just wanted to know how others addressed these topics when going into contract on a home. I don't find that such an absurd question to ask.
Posted by: U510545 at January 19, 2008 2:08 PM in response to Pre-contract inspection revealed several issues- what would you do?
Thanks 1:19. I did get the feeling that most of these were just normal things that pop up on everyone's list. I just wondered how people typically address them. Do they try to negotiate? Do they not? Etc. Thank you!
Posted by: U510545 at January 19, 2008 1:39 PM in response to Pre-contract inspection revealed several issues- what would you do?
12:23- I am not referring to those places but have seen them. I actually think the one that is b/w 4th and 5th is much nicer (except for location- the 5th-6th block is def. better). I'm curious as to why you would think the other one is much nicer. Would love to hear your thoughts!
Posted by: U510545 at January 17, 2008 12:43 PM in response to Park Slope price per sq. foot- what is reasonable?
9:54 - are you actually being serious? Do you really think prices will drop to $500/sqft? That seems ridiculously low...
(Or am I being naive and 9:54 is just a troll)
Posted by: U510545 at January 17, 2008 10:07 AM in response to Park Slope price per sq. foot- what is reasonable?
Thanks guys!
OP here- quick question for you. If ppsqft doesn't hold up, what measure can you use to examine comps? In other words, how do you value the price of your home?
I agree that certain adjustments need to be made for really great old details, move-in condition, and the curb appeal of the block, but within reason- what else can be used? (For example, I see places that have modern gut renovation that is tasteful commanding almost as much as some of the old fashioned renovations, etc.) Just curious what your thoughts are...
Posted by: U510545 at January 17, 2008 9:37 AM in response to Park Slope price per sq. foot- what is reasonable?
Don't forget the taxes you pay on rental income! So if $2000 is your break even, that means that the gross rent needs to be 33% (or whatever your tax bracket it) higher. NOt sure if that calc. already went into the $2k figure. It probably did but just an fyi in case it didn't...
Posted by: U510545 at January 17, 2008 12:16 AM in response to to buy or not?
10:45 - can you explain what you mean a bit further? We don't have to build to afford the house, but we think the extra space is necessary to live comfortably (as in, it's a bit too small in its current configuration).
Posted by: U510545 at January 16, 2008 10:52 AM in response to Confirming max allowed FAR
Smokychimp- I am not at all offended by your answer. In fact, it is extremely helpful. I know that developers often buy properties pretty much based on the fact that they know there is FAR available (for them to convert into condos or whatever). We have a much simpler need- to add on to an existing extension's footprint for the two floors above the original extension (which is there on the ground floor already). So it there no way we can find this out pre-sale?? We are willing to pay money for that assessment. That is what I am confused about - it seems like a reasonable/common condition on which someone buys a house so there must be a way to do that due diligence.
Any additional thoughts?
Posted by: U510545 at January 16, 2008 10:43 AM in response to Confirming max allowed FAR
2:31- thank you! Very helpful!!!
Posted by: U510545 at January 15, 2008 2:48 PM in response to Confirming max allowed FAR
Thank you very much to all of your for your advice! I really appreciate the time and thought you put into your responses. Very good advice and I'll review these comments with my husband tonight and figure out our next move.
Posted by: U510545 at January 10, 2008 10:04 PM in response to To buy or not to buy?
Thank you all - that's great advice!
Posted by: U510545 at January 9, 2008 6:33 PM in response to Start renovation paperwork after signed contracts but before closing?
Never mind- I paid the Property Shark fee and got the info. Thanks!
Posted by: U510545 at January 6, 2008 11:39 PM in response to Calculating or finding out FAR
Thank you very much all!!! I realize how naive my question was- I was just trying to get a sense of where that quote came from. Your info has been VERY helpful!
To be specific, we are hoping to just do cosmetic work fo 2 units (2 floors), incl. new kitchens and baths (but lower end stuff). I anticipate new floors, new kitchen, new bath, likely some new electrical b/c of adding some track lighting in, and other cosmetic stuff (new paint, maybe some wall sanding, etc.). I was hoping to get all that done for below $100k per floor. Sounds like its doable.
The owners duplex sounds like it's highly likely to exceed $100k per floor, which is understandable.
Thanks again!
Posted by: U510545 at January 3, 2008 10:32 AM in response to Brownstone renovation costs - why $100k per floor?
OK, that's what I was hoping to hear- thanks!
Posted by: U510545 at January 3, 2008 12:12 AM in response to What's going on with Brooklyn RE supply?
Hi all, OP here. Thanks for your comments.
We are primarily interested in places that are in the AY footprint b/c that same footprint is the most convenient to the Atlantic Ave subway station, which we'd really like to be close to. My husband works in midtown and commute is very important to us. We strongly considered a house on St. Marks a few months ago and did a thorough AY impact analysis (personalized to us, I mean) and in the end, we decided it was wasn't going to bother us. However, the FG side of AY is more heavily impacted by lost sunlight and that's what I'm really trying to understand and evaluate.
I would hate to move to Brooklyn in the hopes of creating a better atmosphere for my young family and then realize that we're going to lose all access to direct sunlight when we're at home.
Since I'm not smart enough to understand how many hours a day FG will be in the shade, I was hoping someone else would be able to assess that. I'm trying to understand if, based on the position of the towers, it's likely that we'll be in the shade for the majority of the daylight hours all year long. (If that is the case, FG is just not for us, although that doesn't mean that everyone would feel the same way). Unfortunately I dont have a specific address to assess b/c I don't have a specific address in mind. I'm just referring to the prime FG area.
Anyway, thanks for your thoughts!
Posted by: U510545 at November 20, 2007 5:32 PM in response to Fort Greene- AY impact
Thanks all! We decided this was not a project worth undertaking. Will either deal with the 7.5ft ceilings or look elsewhere.
Brooklynnative- that is very good info about the grade in the front being used to determine whether it is inhabitable as a sleeping space. We will need to talk to an architect about that for sure. Interestingly, it is currently being rented out and 4 people sleep down there! So I don't know whether the current owner is just out of compliance, or whether this is not a problem.
Posted by: U510545 at September 25, 2007 3:24 PM in response to Increasing ceiling height by digging down?
Jane - thank you- that is very helpful and just what I was hoping for! Good luck with your reno- sounds amazing!
Posted by: U510545 at September 25, 2007 10:57 AM in response to Converting from 3 family to 2 family
I don't see what's wrong with looking. I would just tell them that's what you're there to do.
Posted by: U510545 at September 24, 2007 6:11 PM in response to Open House Etiquette
Thanks for finding the article Zeebee!
This is the garden/basement floor of the owners unit in a multi-family dwelling. It is 3 stories, plus the garden/basement. The owners unit is the parlor floor plus the garden/basement level. The entire property (all 3 units) are currently being rented out by the current owner, and the duplex unit actually has all of the bedrooms on the garden/basement level. There are currently 4brs and a bath down there.
Posted by: U510545 at September 24, 2007 2:06 PM in response to Increasing ceiling height by digging down?
Many thanks! This is starting to sound too daunting even just reading through the posts. Maybe it's not a project for us. I did call a contractor about this and he quoted a price of $400 per linear foot for the job, including engineering drawings, going up to 2 feet in height, filing with the Department of Bureau & removal of
excavating material. That seems VERY expensive (around $88k if figuring the linear footage of the space).
Anyway, thanks for all of the info! And I'll go and look for that article now- thanks for the heads up.
Posted by: U510545 at September 24, 2007 1:42 PM in response to Increasing ceiling height by digging down?
Thank you guest (11:31). I will need to collect these details on the place. There is no cellar to my knowledge, but I don't recall seeing the mechanicals on this level. However, my inspection of it was hardly comprehensive. I do know that this level is currently inhabited by 4 people (current owner is using it as a rental property and has created 4 bedrooms and a bathroom down there). So I feel like it is unlikely that it flooded since people live there, but who knows...
Posted by: U510545 at September 24, 2007 12:40 PM in response to Increasing ceiling height by digging down?
Thank you very much for your comments!
Brooklynnative - how would I go about finding this article posted by "stoner"? I am new to this website so if you could give me some guideance on how to find the article, I would appreciate it.
Zeebee - this is a unit we are considering purchasing so we have no idea about dampness. Any tips on how I could find this out?
By the way, this is considered a basement by the seller but it is partially above ground. In the back, it walks out to the garden. In the front though, it is barely above ground.
Posted by: U510545 at September 24, 2007 10:05 AM in response to Increasing ceiling height by digging down?
Thank you for your reply! This is a finished basement (would be the floor with the bedrooms, for the owners unit). Does that change the price at all? (Just wondering if your lower price was b/c it was unfinished.)
Anyway, I'm reassured to hear that it can be done. Thanks!
Posted by: U510545 at September 23, 2007 11:29 PM in response to Increasing ceiling height by digging down?
Responses to Author's Forum Comments
The President Street has had tons of problems..
Posted by: guest at February 10, 2008 10:01 PM in response to $2.8-$3+mm brownstones in Park Slope
You'll be fine, take the plunge-I agree with hofster about the renovations in the rental unit not being a good idea-you can always renovate down the line if you want. However he uses the term "kids"-be careful about renting to people who have a wilder lifestyle, they could make you miserable even if they pay rent on time and aren't bad people.
Posted by: guest at February 19, 2008 12:12 AM in response to to buy or not?
Is he going to financial district or mid-town. When I worked at 32nd street and 5th ave, it was about a 35 min commute door to door. now I work at 57th and 11th ave and it's 50 mins door to door (because I have a long walk from 8th ave to 11th ave). If he is leaving at 7:15am he will definitely get a seat. If he is going to financial district he would change at Jay and get off at Broadway-Nassau (three stops) and the time on subway would probably be 20 mins or even less. I am wild about the F train since it pretty much takes you everywhere in manhattan you want to go without transferring - and the few places it doesn't go, you just transfer across platform at many different stops. But then I LOVE commuting because it gives me time to read the newspaper front to back.
Posted by: guest at April 21, 2008 11:21 AM in response to Commuting from Carroll Gardens, a few questions
20 min walk to Brooklyn Bridge, 20 mins over the bridge, 10 mins downtown to anywhere. Sounds as fast as F/A.
Uptown, once you get over the bridge, hop the fast and empty 6 (or 4/5).
Posted by: denton at April 21, 2008 12:27 PM in response to Commuting from Carroll Gardens, a few questions
i go from Carroll St to 50th st and mostly find that the on train commute duration is in line with MTA schedule (though not nec the departure time) of approx 25-30min platform to platform. This morning I just missed the train at 6:44 & the next came at 6:50 (call me whatever but I pay attention to this sometimes) generally 6-8 mins btw trains (& the time on the 50th st station booth clock was 7:15 when I went through the turnstyles). As always, i got a seat at this time as I do mostly in my evening commute from 50th st. AM seats generally ok till 7:30-8 as noted above.
FYI when we first considered moving to CG from Manhattan I was sceptical about the F but have been very pleasantly surprised - very good for commuting & pretty good otherwise. Also, in case of inevitable service issues (as with any line in MTA nw), there are many other good options that get you reasonably close...
Posted by: guest at April 21, 2008 12:40 PM in response to Commuting from Carroll Gardens, a few questions
Hey U510545, I thought you'd bagged a place in Park Slope!
Posted by: guest at April 21, 2008 1:19 PM in response to Commuting from Carroll Gardens, a few questions
Isn't the Smith Street F stop in Carroll Gardens going to be closed for a year? Is it already closed? Seems that would make the crowding worse at whatever next closest stop most people would use.
Posted by: guest at April 21, 2008 3:03 PM in response to Commuting from Carroll Gardens, a few questions
i live in CG and walk to boro hall (10 min) and then 2 stops to wall st. granted, its a long walk in the morning (especially in cold/rain) but it's by far the fastest route (and most consistent - 2/3/4/5 much more reliable) to the financial district.
Posted by: guest at April 21, 2008 3:25 PM in response to Commuting from Carroll Gardens, a few questions
smith/9th station will close for repairs...not Carroll St.
Door to door can vary greatly depending how long a walk to subway from home (whether in CG or UES) and at office.
And in midtown are near 6th avenue and no transfer or are on east side and require transfer.
Posted by: guest at April 21, 2008 3:36 PM in response to Commuting from Carroll Gardens, a few questions
i lived in cobble hill, prospect heights and park slope and did get fed up with commuting. ultimately chose williamsburg, and it is a big relief to be totally honest. i've gone door to door to grand central in 10 minutes - no joke! sure won't happen again, but it is really fast to everywhere. also, found it way more fun for me, my husband and our kid.
good luck!!
Posted by: guest at April 21, 2008 4:16 PM in response to Commuting from Carroll Gardens, a few questions
Thank you all- that's all I really needed to know. I'll abandon this idea. Thanks!
Posted by: U510545 at April 29, 2009 3:50 PM in response to Ductless A/C questions