Good luck with this, and don't forget to include non-reno time with your husband in your budget. Seriously. That's non-optional spending if you want your marriage to survive the reno. I wish you the very best of luck, and am looking forward to following your blog.

Posted by: UnprotectedWrecks at November 21, 2009 11:22 AM in response to Welcome to The Albemarle Reno Blog

Gotta love it when the free market stifles innovation. The bank doesn't understand this deal so they don't want to finance it.

Posted by: UnprotectedWrecks at October 30, 2009 4:58 PM in response to Mattress Company Out, CoHousing Up In the Air

There's not quite enough info here. What kind of door - hollow core, solid wood? Is the whole door slightly too big for the opening, or is it sticking in a particular part of the door?

I'm going to assume it's a solid wood door, and it sticks in a specific spot. In that case, it's probably not hanging in its opening exactly square, or the wood swelled at some point.

Check the hinges - can you adjust them? Tighten them up?

If you can't fix it with the hinge, you can plane or sand down the surface of the door that's sticking. This is a better plan with a solid wood door than with hollow core, although you can do it with a hollow core too - it's just harder to get a smooth finished surface.

This won't work if it's sticking at the strike plate - in order to get the strikeplate farther away from the door jamb, you'd have to take it out and rout it a bit - possibly with a Dremel rather than a router. That's also not a hard job.

Posted by: UnprotectedWrecks at September 16, 2009 11:11 PM in response to How to Fix Sticky Door

I second the recommendation to read the entire offering plan. I came close to buying new construction with outdoor space, and when I read the offering plan, it turned out there was language that could be construed to require me to ask the Board permission to landscape or put a table in my yard! My attorney didn't catch it. We had to get an amendment to the offering plan. It was tedious, but worth it.

Posted by: UnprotectedWrecks at September 11, 2009 12:16 PM in response to Condo By-Laws

Bedbugs are an incredible nightmare, as it sounds like you know. I agree with Snappy, and don't think you're overreacting. If the people who moved out bothered to label the bags, they are good enough to know they don't want others to suffer. If you can find them, they'll probably give you the info you need.

In the meantime, if you're really going bonkers, you may be able to take some preventative measures. I can't speak to how effective it would be, but diatomaceous earth is really good for killing the little f-ers. You could maybe put some of that down as a barrier. Talk to an exterminator who specializes in them, and see what you might be able to do to ease your mind.

Posted by: UnprotectedWrecks at September 4, 2009 1:43 PM in response to Bed Bug Dilemma

I had a similar experience with my attorney - Zerline Goodman. Your attorney got paid well for the work s/he did, but a small gift of thanks is in my opinion always appropriate. I would not spend more than $35 - it's not necessary. The important thing is the gesture.

Posted by: UnprotectedWrecks at September 4, 2009 12:48 PM in response to Gift for Great Attorneys?

We are also new landlords. We found that real estate agents were pretty much useless to us. We found GREAT tenants on Craigslist. I agree that a little distance is a good thing, but it's often harder to do that in a brownstone.

I advise being clear with your tenants that you want to know as soon as they see something that needs a repair, and responding quickly when they bring something to your attention. That lets them know you care about the building, and gives you a better chance of them treating the building well. Also, if you know sooner rather than later about a potential problem, it will likely be easier and cheaper to fix.

Posted by: UnprotectedWrecks at August 22, 2009 9:30 AM in response to Advice for New Landlords

Richard Perri is fantastic.

Posted by: UnprotectedWrecks at July 22, 2009 8:49 AM in response to Home Inspector Recs?

I'd highly recommend Vinnie at Supercharged 718-981-7173.

You might try a search on the forum history - this question has been answered at least a half-dozen times. If you read the comments, you'll find lots of other recs.

Posted by: UnprotectedWrecks at July 22, 2009 8:46 AM in response to Need A Good Electrician

We got strand woven bamboo from Green Depot. Very reasonably priced and rock-hard. Our contractor, Carlos from J Thomas Construction, did a great job installing it. He liked it so much he might put it in his own house!

Posted by: UnprotectedWrecks at June 14, 2009 7:10 PM in response to Bamboo flooring - recommendation

I'll keep recommending Aladdin til I'm blue in the face. Erik'll fix you up. 718-783-4621.

Posted by: UnprotectedWrecks at June 13, 2009 3:18 PM in response to Looking for Plumber

a dehumidifier can also help a lot in a damp basement.

Posted by: UnprotectedWrecks at June 11, 2009 11:40 AM in response to Urgent Buyer Advice Needed

There are some excellent options at Green Depot - you might check them out.

Also, depending on what you personally want to invest in this - Green Demolitions often has really nice reclaimed countertop (I'm talking about granite and Corian) that you can get for cheap. They remove entire kitchens and resell them, but buyers often reconfigure the cabinets and can't use the countertops. many of these surfaces can easily be re-cut to fit your kitchen, depending on what your kitchen configuration is. You could end up with something really nice for the price of formica. they're at www.greendemolitions.com

Build It Green in Brooklyn also sometimes has reclaimed countertops. You can try them as well.

Posted by: UnprotectedWrecks at June 11, 2009 11:36 AM in response to eco alternative to formica?

do a forum search on this - this question has been addressed a few times in the recent past. Good luck!

Posted by: UnprotectedWrecks at June 2, 2009 2:00 PM in response to FSBO or Broker?

a third for Perri.

Posted by: UnprotectedWrecks at May 29, 2009 7:31 PM in response to looking for a good inspector

I'm using Aladdin for my current reno and can't recommend them highly enough. Professional, fair, very high-quality work. Also, the workers who have been in our house have been respectful and tidy.

Posted by: UnprotectedWrecks at May 28, 2009 6:33 PM in response to Plumber recommendations

Just in case you haven't been filled in on this one yet - in New York, the real estate agent you work with works for the landlord, even though you (in most cases) pay them. That means that, no matter how nice they seem, contractually they are beholden to the landlord. That about knocked me over when I moved here from Chicago.

There's good stuff on Craigslist right now. I'm a landlord and listed my property with three major real estate firms, and got bubkes in response. I listed it on Craigslist for no fee and had a tenant within 45 minutes. Seriously. So do check out Craigslist. Don't bother trying to make appointments more than a day or two in advance from a Craigslist ad though.

A month of free rent might be a real possibility in a large building, but in a smaller building I'd call it unlikely.

Posted by: UnprotectedWrecks at May 26, 2009 1:41 PM in response to Best time to find a rental?

Eric at Aladdin is great.

Posted by: UnprotectedWrecks at May 26, 2009 1:15 PM in response to Washer & Gas dryer installation

Richard Perry did our home inspection, and he was great. Incredibly thorough, reasonably priced, took plenty of time to answer my questions (and I tend to grill people), and wrote up a report we're working from on our reno. Can't recommend him highly enough.

Posted by: UnprotectedWrecks at May 21, 2009 12:23 PM in response to How to hire a building inspector

Sorry - late to the party on this - We used Gabriele Sewtz at PDE. She worked for us as a buyer's broker. Rickintheridge is right that all brokers are seller's brokers, but I found Gabriele to have tremendous integrity, and I wouldn't say that lightly about someone in the real estate business. Can't recommend her highly enough. gsewtz@elliman.com or 718 360 7326.

Posted by: UnprotectedWrecks at May 17, 2009 9:52 PM in response to Help Finding a Good Bklyn Broker

We used Norman. He's very, very good at his job.

Posted by: UnprotectedWrecks at May 16, 2009 2:38 PM in response to Refi--Universal Mortgage

We used a buyer's broker and were VERY glad we did so. She was fantastic, and my opinion of real estate people is, well, not so high.

Gabriele Sewtz at Prudential 718 360 7326

Posted by: UnprotectedWrecks at May 16, 2009 2:37 PM in response to Buyer's Brokers?

There's really no way to give a round number for how much you'd spend on a reno, which is tough because I'm guessing you're trying to add together a reno number with a sale number and a closing cost number to figure out how much house you can afford. Unfortunately, you can't really do it that way.

Here are some considerations that might help:

- How much work can you/will you do yourself, and how much do you need others to do? You can save a lot of money by doing things like demo yourself. We just saved a pile of cash by closing up the holes the plumbers and electricians made rather than paying them to do it.

- Do you need to address building systems (plumbing, heating, electric, roof) or just finishes? Those things are expensive.

- Do you need to move walls/rooms? Moving plumbing and electricity is more expensive than using what's there. Plus permitting can get expensive.

A new kitchen is about $40k and a new bathroom is about $20k for average finishes/appliances/fixtures. If you're re-doing an existing bathroom, you could probably do it for $10k. If you're re-doing a kitchen in place using, say, reclaimed cabinets and used appliances, you can probably do it for $15k.

I just put down about 600sf of new floor in one room and three hallways. The materials cost $2500 (including matching shoe molding) and the labor cost about $1200. I could have cut the material cost in half, but wanted to use green materials.

This is just a start. What I'd recommend is seeing a whole bunch of places (even places you're not really interested in) and making a rough inventory of what would need to be done in each place, so you can get a sense of the kinds of work you'll be looking at. Ask your realtor what s/he thinks the reno range (low to high) is for each property. You'll start to get enough of a sense of round numbers that you can feel a little more oriented.

The bottom line, though, is this: You're going to spend more money than you want to spend. If you get too bogged down in that, you'll never buy. Find something you think you can live with, take a few meditation classes, close your eyes when you write the checks, roll up your sleeves, and dig in. Buying is a good decision.

Posted by: UnprotectedWrecks at May 12, 2009 10:35 AM in response to Estimating Renovation Costs

cpchkp -

I have a 3.5 room duplex apartment in Prospect Heights currently on the market and we are willing to consider dogs. We're in a location that's great for dogs and kids, and there are lots of kids (and dogs) on the block. We're asking $3750. The place has a private entrance with stroller parking, a brand-new washer dryer and dishwasher, and other dog- and family-friendly amenities. Email me if you're interested. jenabrams [at] mindspring.com.

Posted by: UnprotectedWrecks at May 11, 2009 1:22 PM in response to landlord preferences

You can get Marmoleum at Green Depot. Takes about a week if you order something in stock. It's really nice-looking stuff.

Posted by: UnprotectedWrecks at May 10, 2009 9:36 PM in response to ISO good flooring store

re: wilso's comment - I agree, but not sure I'd recommend a 4-family for your first time. First, the law is more flexible for a two-family - you have more regulations you have to follow for a four-family. Second, that's a lot of relationships to manage, a lot of moving parts to make sure your mortgage gets paid every month. With four families, you're tripling the possibility that one of your tenants loses a job/goes on disability/has a death in the family or whatever calamity causes them not to be able to pay their rent on time. And you're on the hook for that.

Posted by: UnprotectedWrecks at May 8, 2009 11:06 PM in response to Becoming a landlord

The responses here are primarily aimed at finding a buyer, but that's really only a portion of what a broker does. I just bought a brownstone, and found that connecting me (the buyer) with an appropriate property was only a small portion of what our broker did for us.

The financing process was hellacious. Fannie Mae changed its lending rules while we were mid-application, there was a weird situation with an appraiser being taken off an approval list mid-appraisal, the appraisal came back wrong, and many many other crazy unpredictable things, a number of which were caught by and handled (expertly) by the real estate agent. There were at least three steps during the financing process at which the deal would have fallen through if the agent hadn't been involved.

If you're not in any hurry to sell, and won't stress out if your first three buyers fail to secure financing in this ridiculous market, then FSBO might be an ok option.

May I also recommend our broker? Gabriele Sewtz at Prudential Douglas Elliman. I'm generally inclined to have a low opinion of real estate agents, but Gabriele was fantastic.

Posted by: UnprotectedWrecks at May 8, 2009 9:22 AM in response to Broker or FSBO

We're working with J Thomas Construction right now - 917-699-3810. We're very happy with their work.

Posted by: UnprotectedWrecks at May 2, 2009 1:23 PM in response to Contractor Referrals

thanks everyone for the advice.

Posted by: UnprotectedWrecks at May 1, 2009 8:09 PM in response to Trimline window experiences?

I'm pretty sure there's a pit bull behind this somewhere.

Posted by: UnprotectedWrecks at April 28, 2009 5:02 PM in response to Closing Bell: Car Chase Ends Badly in Greenpoint

Super Charged Electric is doing our home right now. They're very responsive, reasonably priced, so far the work is top-notch, the workers are pleasant to be around and respectful of the house, and they're helping us save some money by giving us the info we need to close up the holes behind them.

Posted by: UnprotectedWrecks at April 27, 2009 5:54 PM in response to Rewiring Landmarked Home

We just bought a 2-family brownstone. The bank accepted 75% of the rental income. Our financing process was nightmarish, mostly because Fannie Mae is changing its lending rules and the banks haven't gotten their heads around what passes muster and what doesn't. It would not surprise me if the 75% rule changed during your financing process, so keep your eyes open for that.

It sounds like you're still looking for a place. BHO is correct that rents are still volatile right now. Also, IMHO, I'd stay away from buying 1-bedroom rental units. The market it flooded right now with a lot of ex-condo stock, and a lot of it is 1-bedroom. If all that development on 4th Ave comes online as rental in the next six months, you'd be competing with it.

Also, you probably already know this, but don't forget to budget for vacancy. If a tenant leaves and you need to fix the place up for a month or two, you don't want to be sweating your mortgage.

Posted by: UnprotectedWrecks at April 27, 2009 5:51 PM in response to Mortgage and potential rent inco

It sounds like this option won't work for you, RobertB, but for other readers - Green Demolitions will take our your old, reusable kitchen for you at reduced cost, and resell it to support a non-profit. You save money and get a tax deduction, the landfill isn't filled up with reusable material, another homeowner gets a bargain, and a non-profit gets support.

If I had I truck I'd come over there right now and take this kitchen - ParkPlaced and I just bought an old brownstone and we need a transitional kitchen until we have enough money to do our new one. But I don't the debris would fit on our bikes :).

For future reference, though, check these folks out - both for taking out an old kitchen, and for a (CHEAP!) green new-to-you kitchen.

http://www.greendemolitions.org/

Posted by: UnprotectedWrecks at April 26, 2009 12:07 PM in response to I want to freecycle my kitchen

I'm not sure why this is going forward when Verdi at 80-82 has been at a standstill in sales for about twelve months. This is a great block in many ways, but it's never getting any farther from the BQE, or any closer to a train station. This block was marginal when Verdi started building, and now it's way outside the margin.

Posted by: UnprotectedWrecks at April 21, 2009 11:56 AM in response to Fort Greene About to Get Fingered

funstraw - When I moved from the co-op that i was living in, one of the doormen gave me a book of drawings by Rembrandt.

Another idea: make a charitable donation in his/her name. It sort of skirts the eithics issues.

Posted by: quig at September 4, 2009 1:46 PM in response to Gift for Great Attorneys?

why assume they make more than you do?

Posted by: Ringo at September 4, 2009 2:48 PM in response to Gift for Great Attorneys?

funstraw - how is earning an honest living providing a valuable service getting "a lot more money than [the lawyer] deserved"?

A good real estate attorney can save clients time, money and certainly a lot of headaches.

Try closing on your own the next time buy a property. Good luck.

What do you do for work?

I am certain whatever you make, you will still be aksing for a raise at the next opportunity.

Posted by: Lo Kee at September 4, 2009 4:58 PM in response to Gift for Great Attorneys?

Somebody already suggested referrals, so let me second that opinion. I really liked my lawyer (Christine Bell, from Rheem & Bell), so when it came time to write my check, I bumped it up a little so that she got more than the sponsor's attorney. The ~$100 wasn't making or breaking anyone (you know how closings are - the 0s just go flying by), but knowing that I purposely paid her more than the harpy she'd been wrangling with all afternoon made her day.

Posted by: ari at September 4, 2009 6:24 PM in response to Gift for Great Attorneys?

P. S. I just read the part where you said the sponsor's attorney was great too. That's hysterical (especially given my comment about my sponsor's attorney) - shows how much times have changed in the 2+ years since I closed. So, what I did may not work for you. The general guideline for gifts is, I think, the personal touch.

Posted by: ari at September 4, 2009 6:28 PM in response to Gift for Great Attorneys?

"More money than he deserved" Classic nonsense by funstraw. Sometimes I wonder if half of these posters actually have real jobs, or are they just wannabe hipsters posing as; out of work graphic designers. For the record, you shouldn't feel obligated to give your lawyer anything. A nice bottle of wine or a couple of broadway tickets if you're sentimental. As the others have said: Referrals are the best gift.

Posted by: Crownlfc at September 4, 2009 11:46 PM in response to Gift for Great Attorneys?

Hi everyone - OP here. Thanks for the responses. Referrals, of course!

Here is my attorney's name and number. He was fantastic and really made this process go smoothly. I won't go into all the nonsense that transpired waiting for this thing to close, but he stayed on top of this process for 7 months with professionalism, responsiveness and a patience (with my questions as a first-time buyer):

Lawrence Gerson [lgersonesq at aol.com]. I recommend him 100%.

Posted by: intersloper at September 5, 2009 7:54 AM in response to Gift for Great Attorneys?

Call me naive drbedstuy2, but I firmly believe that there will always be certain issues when buying an old brownstone. We are first time buyers going through the process right now and the inspection turned up problems with the facade and roof (both will need redoing/replacing in the next 5 years). We like the place and have decided to go through with the purchase. Maybe in 5 years we'll look back and scream (hope not!), but my point is there will always be problems that will need to be resolved. Maybe this is something you can address when you buy the apartment? It doesn't really sound like a deal breaker. Best of luck :)

Posted by: kissiffer4 at September 9, 2009 9:52 AM in response to Urgent Buyer Advice Needed

PV...I live in manhattan in a 40 year old high rise.
The bookeeper put my monthly payment in someone elses account which automatically put me in arrears. The bank said the check was cashed and I never got the credit. I chasd them for months over this. What happened was they kept on fining me each month including compounded interest.

Meanwhile i pay on time every month including during this mess. The bills kept getting bigger. The phony lawyer bills started to kick in and the building still continued to harass over their own negligence.

I got fined $1000 for having an overnight visitor in my place.
I was home at the time and alone. Remember this is private property not a dorm or hotel. Another costly mistake.

When I did a very minor renovatio a returnable deposit was required. Two years later they never returned the money when the work was done.

My records are accurate and I keep sending them copies of cancelled checks and they are ignoring it.

Posted by: Ysabelle at September 11, 2009 1:15 PM in response to Condo By-Laws

Ysabelle, have you consulted your own attorney? I'm not sure I'd recommend suing because if you lose you end up with their attorney's bill as well. But you could try getting them to binding arbitration, or even hire a forensic accountant. It smacks of, though it isn't legally, racketeering. And Napoleon Syndrome.

Posted by: bohuma at September 11, 2009 2:53 PM in response to Condo By-Laws