Note on filing: if plumbing fixtures are just being upgraded (and will remain in same locations), it isn't necessary to file the work.

that being said, make sure your plumber is licensed and has proper credentials.

Posted by: bk_bobb at August 25, 2009 1:25 PM in response to Labor Cost for Kitchen Reno

Note on filing: if plumbing fixtures are just being upgrade (and will remain in same locations), it isn't necessary to file the work.

that being said, make sure your plumber is licensed and has proper credentials.

Posted by: bk_bobb at August 25, 2009 1:24 PM in response to Labor Cost for Kitchen Reno

DUMP THE MORTGAGE BROKER ASAP....

We originally went to Chase about 18months ago to ask about refi, but they supposedly wouldn't process us since it was a co-op... inevitably ended up going to a shady mortgage broker (recommended unfortunately), and in the end he got us a Chase loan (??!!).

Chase was a nightmare to deal with (loan officer was fired and the replacement wasn't the brightest)... but in the end it was a good deal because the rates were good and we locked right before the meltdown. also, the chase appraiser was actually very friendly and was receptive to our input regarding comps... this was about a year ago though...

As for shady broker - he stuck us with an addtl point fee at the closing, and i think now he's hiding from the law and the many people he's screwed over.

Anyway, lessons learned:

1. Shop around for mort., preferably banks
2. Be very proactive in dealing with bankers/loan officers (get names/phones/email/manager's names and follow up consistently)
3. Make sure any quotes or gf estimates are in writing
4. Join Street Easy or sim website for highest comps

good luck.

Posted by: bk_bobb at July 28, 2009 9:46 PM in response to Refi Closing Costs - Shoe Drops!

overall intelligent design -

but still wishfully priced considered specific locations..
the C train stop isn't so far, but not the most convenient. (as in, its definitely not the A train)
If these were these were reasonably priced psf then they would fly off the shelves...

also, the rooms are on the smallish side
(im always curious about neighbor noise in these new condos)

any new condies care to share?

Posted by: bk_bobb at August 27, 2008 1:02 PM in response to Checking In On Hello Living

nice addition -

now will somebody PLEASE open something up on Parkside Avenue!!!!

that stretch/area is in DIRE need of a decent coffee shop/bagel place/casual cafe.....

Posted by: bk_bobb at August 11, 2008 4:07 PM in response to Streetlevel: BBQ Coming to Lincoln Road in PLG

Good news...

now all that strip needs is to demolish that nasty post office and rebuild w. multi-use bldg...

ORRR....

keep the post office and turn into an apple store.

*that sounds about right.

Posted by: bk_bobb at August 8, 2008 9:51 AM in response to Development Watch: Pratt Starts on New Myrtle Project

I just had an electrician come and price some re-wiring work in my co-op unit:

- replace breaker box (with a 12 slot)
- relocate breaker box about 5' from current location
- bury wiring at 4 rooms
- install ded. outlets at 3 locations for ACs
- provide junction boxes/switching for about 4 new light fixtures

*This is just a rough idea - but after reading the thread it looks like the $5500 estimate I got was kinda high.

(I thought it was a good price.... looks like I will be calling others listed here)

thanks!

Posted by: bk_bobb at August 6, 2008 3:49 PM in response to Federal Pacific

the spaces are 'unique' but the quality of construction is mediocre. also, this can be a noisy stretch of washington....

if i was looking in this area i would offer low-to mid 6.

or consider the hello condos instead - somewhat comparable but with better amenities and quality of design/construction

Posted by: bk_bobb at July 30, 2008 2:53 PM in response to Condo of the Day: Resale at The Washington

hey bknative,

i used to live off of myrtle a few blocks west of here -
trust me.

this stretch of bed-stuy/s.williamsburg./e.clinton hill or whatever it is being sold as lately LACKS THE CRUCIAL INFRASTRUCTURE TO MANDATE SUCH HIGH RE PRICES.

the NY(signs o'the)TIMES should've coined this article
"You paid WHAT for WHERE? DUH!"

Posted by: bk_bobb at July 28, 2008 11:26 AM in response to Bed-Stuy, Do or...?

i read this article yesterday and wasn't surprised...

it's mathematical:

(fringe hoods + lack of transit + bad economy = bad investment, rental OR purchase)

*good lesson learned for transplants or other 'hopefuls'

Posted by: bk_bobb at July 28, 2008 10:11 AM in response to Bed-Stuy, Do or...?

We just closed on our re-fi a few weeks ago. Whole process was approximately 4 months or so.

Called around myself b/c a lot of banks don't deal with mtg brokers anymore. Spent a good week trying to find banks that deals with co-ops. Always the first question I asked, "Do you deal with co-ops?" If yes, proceed, if not, not much time wasted.

Finally choose M&T. NIGHTMARE to deal with. Rate & Term refi, got a 5% initially, no points, etc. Locked and loaded. Great. Got GFE, no $ out of pocket, nada. Few weeks later - they told us b/c we're a co-op, the rate would need to higher and there will be points.

I was waiting for that...Uh-uh, I said no way. First thing I said was we are a co-op. Their mistake in giving us numbers that were not co-op numbers. Long story short, the rate stayed @ 5%, and they paid half of the points and fees.

In the end, the sr. mtg. guy there got fired (he said it was b/c of our case - we think he was just incompetent), lock extended twice w/o fees, they paid half, and the bit that we ended up bringing to closing, we will re-coup in less than 6 months.

During closing, we slammed the bank (not rudely). We wouldn't deal with them again in the future for another property.

Posted by: bitdot at July 29, 2009 7:26 AM in response to Refi Closing Costs - Shoe Drops!

Note on filing: if plumbing fixtures are just being upgraded (and will remain in same locations), it isn't necessary to file the work.

that being said, make sure your plumber is licensed and has proper credentials.

Posted by: bk_bobb at August 25, 2009 1:25 PM in response to Labor Cost for Kitchen Reno

Mopar...That's truly unbelievable. If I were to break down costs for each trade I don't know how it's possible to come to 2K for that work unless it was an unlicensed contractor, not filed with DOB, and poor craftsmanship. I've never had labor costs that low for a kitchen renovation, even with modest renovations...and I've done dozens for a variety of clients.

Posted by: 60designers at August 25, 2009 1:31 PM in response to Labor Cost for Kitchen Reno

60designers, I had very wide range of estimates. For my bathroom for example, I had qoutes ranging from 4K for the work to 22K for the work. That's a HUGE difference.

Also, just past week our co-op got estimates for cement work outside the building. We had 2 guys give us quotes for 16K and one guy came in and quoted the SAME EXACT work for 2.5K. We took him. Quality work was done as promised, on time, with no hassles. He was licensed and insured with all of the paperwork necessary for department of building. As mopar said, yeah its possible to find someone less expensive to do a good job.

The guy I hired to do the kitchen works for a very high end contracting company in the city that does a lot of multi-million dollar penthouse apartments. He is not a "contractor" per se so he did my job on the weekends and some plastering work on evenings and that worked out for me because his boss would charge me 15K for the same job and pocked 13K of it for himself. Meanwhile, this guy charged me what he would have made for the job with a little premium for himself. Nothing wrong with that.

Posted by: Kensingtonian at August 25, 2009 1:33 PM in response to Labor Cost for Kitchen Reno

perarch...I misread. I thought you were changing plumbing. You certainly don't need to file even a plumbing repair application unless you're moving or adding 2 or more plumbing fixtures.

Posted by: 60designers at August 25, 2009 1:34 PM in response to Labor Cost for Kitchen Reno

Why would hanging cabinets and detaching and attaching stove and fridge need filings with DOB and contractor needs to be licensed?

Neither was done for me since I didn't move ANY electrical or gas lines and my work was spotlessly done. Trust me, I am very anal when it comes to these things and the guy who did my work was great and actually loves what he does so he is pretty anal as well.

I did do some mistakes trying to save money. I paid very cheap ($1,600) for my formica kitchen cabinets and countertops which I saw in the showroom and they looked great there BUT when I actually got em, they were horribly made and didn't really fit and were supposed to be custom. I wouldn't recommend the guy who made them to my worst enemy. They do serve their purpose though and I was 26 years old when I bought the place and learned from my mistakes. For the money that I spend on them, I can still afford to throw them out and get it redone nicely now but I wont bother for this apartment.

Posted by: Kensingtonian at August 25, 2009 1:40 PM in response to Labor Cost for Kitchen Reno

Kensingtonian,

Most co-ops require licensed contractors to perform work, even simple kitchen renovations. And, some of them even require DOB filing whether the DOB requires it for that scope of work or not. Perarch should confirm their co-op's requirement.

It's a different story if it's not a condo or coop.

Posted by: 60designers at August 25, 2009 1:50 PM in response to Labor Cost for Kitchen Reno

Thanks for the clarification regarding the permits-our understanding is that for this type of reno we will not need any permits at all. Our co-op requires a licensed contractor, so there is really no way we can go with someone who is unlicensed. I suspect that could prevent us from getting some of the deals people have listed here, perhaps the discrepancy in estimates here is partly based on whether a licensed or unlicensed contractor was used? Or am I way off on this?

Posted by: perach at August 25, 2009 1:58 PM in response to Labor Cost for Kitchen Reno

Kensingtonian - I want your guy's number.

Posted by: Deda at August 25, 2009 2:04 PM in response to Labor Cost for Kitchen Reno

Perach...Who knows...maybe you'll find a gem of a contractor as some people on this site claim to have found. I'll just add that pricing is all over the place nowadays. Either pricing is coming back really high because contractors are trying to make up for lack of work, or pricing is low because they're desperate to get work. I'm sure you'll receive a whole range of prices. The point is, get numerous prices, make sure the contractors have reliable references, and hopefully you won't break the bank doing this work.

Best of luck.

Posted by: 60designers at August 25, 2009 2:10 PM in response to Labor Cost for Kitchen Reno