Hey neighbor, call me I'll give you the name of a plumber

Posted by: bqe1970 at December 2, 2008 5:19 PM in response to Question about heater

To answer your question I believe Williamsburg is a preferable place to live than downtown Brooklyn. Great restaurants, stores, parks. Williamsburg is full of new families, it really isn't hipster central anymore. All hipsters moved out to Bushwick. It is very baby-friendly in case you and your partner are planning on breeding.
Why not invest in a two-family and have some rental income? Certainly they are not making anymore 2 family properties.

Posted by: bqe1970 at November 19, 2008 5:47 PM in response to Williamsburg Edge v. Toren (Downtown brooklyn)

thick clear plastic and duct tape. The kind you can see through, it is sometimes a little hard to find. Some 99cents variety stores sell it by the foot on a big reel. If you use white duct tape and the insides of your windows happen to be white and do a neat taping job, it actually doesn't look completely hideous. What I used to do in my rental was save the pieces I bought/cut to size, and reuse it year after year. I never had luck with the hairdryer shrink to fit kits. Even when I did get it applied properly, it still felt drafty.

Posted by: bqe1970 at November 13, 2008 12:53 PM in response to Reducing Drqaft from Old Window

Been there done that. Did you have all the walls and ceilings tested with that "xray" gun? It is the only way to confirm and quantify where the lead paint is. When we did our place, the plaster ceilings had no lead, so did a lot of the walls that we had assumed been lead. You may not have as much as you think. Of course if you are breaking a wall with lead in it, the lead dust will go everywhere. Wet mopping with cascade is great and effective but getting your contractor to do that everyday is unlikely to happen. Best of luck.

Posted by: bqe1970 at November 3, 2008 5:09 PM in response to Pregnant and Renovating

I upgraded half of a 1900 2 family row house and it cost me $4000 so I'm in line with the above poster at about 4k a floor.

Posted by: bqe1970 at October 30, 2008 10:38 PM in response to Cost of electrical upgrade

I snuck one of these in my rent stabilized apt a few years back-I didn't tell my landlord. It was a complete pain in the ass. The "temporary" drain that you hang on the sink would fall off and spew water all over the apartment. The clothes were always wrinkly. I kept the machine maybe a month at most then I resold it. As the above poster mentioned at 65cents a pound, you really can't beat the wash and fold. Who wants to wash/dry a few things at a time every single day? Might be energy efficient but it is a totally inefficient expenditure of personal time. If I was not around when the drain came off I would have destroyed the hardwood floors.

Posted by: bqe1970 at October 30, 2008 10:35 PM in response to Tenant Wants to Install Own W/D

Williamsburg is not brownstone brooklyn but there are a lot of restaurants, ammenities, parks and the commute is fast. When you work long hours in the city, it is hard to argue with 10 minute door to door commute.

Posted by: bqe1970 at October 29, 2008 4:36 PM in response to Quote of the Day

I did this in my home a few years back and it cost around $3000 from California Closets. I did not get the high end finishes and the laminate up close looks pretty cheap. If I had to do it again, I would buy something from IKEA and have it installed, it would be cheaper and probably look nicer.

Posted by: bqe1970 at October 28, 2008 5:37 PM in response to Built in wardrobe/closets

big difference for me, I just used the rolls of insulation from home depot, nothing fancy. It was totally worth it, I'm sure I already saved the $300 I spent on the insulation.

Posted by: bqe1970 at October 28, 2008 5:21 PM in response to Insulating crawlspace - savings?

No real structural issues. As always there are a bunch of small stuff, $200-500 here and there. A new roof would cost $3000-5k and a new water main at least 3k so those are the 2 big ones I'd focus on.

Posted by: bqe1970 at October 8, 2008 1:51 PM in response to cold feet? entering contract-negotiating?

The offer was 300k lower than the asking price, but the asking price was seriously not grounded in reality or recent comps so I basically just ignored it and made offers that seemed reasonable for the area. I want the property but this last week has scared the hell out of me. I am not good at bargaining, but this may be my big opportunity. I'd like a new water main, a new roof and the tenants out by closing. Right now there are leases until March 31st, however the seller is taking some tenants with him to a new building but this is verbal so far. We are waiting for the first draft of the contract to arrive.

Posted by: bqe1970 at October 8, 2008 1:14 PM in response to cold feet? entering contract-negotiating?

A few years back, I laid down rolls of fiberglass insulation in the crawl space of my 1900 row house. I want to mention that whatever I am saving in heat, I am sure I am paying in air conditioning. I am no longer drafty in the winter but I am hot as hell the rest of the year. Just something to keep in mind when figuring the costs/benefits of insulation if you personally utilize (aren't renting out) the top floor of your brownstone.

Posted by: bqe1970 at September 30, 2008 10:42 PM in response to blown-in insulation savings

Thanks Senator Street. Thanks Vinca and Steve, I am consulting with my lawyer-obviously. I am not relying on online advice solely. However, it is my experience that the brownstoner community has a lot of collective knowledge that may save me a lot of grief. These links are a great starting point. Thanks all.

Posted by: bqe1970 at September 30, 2008 10:19 PM in response to Curb cut legal?

Steve, how would I look up what my zoning prohibits? Also, the car would be in the garage not in the front of the house. I just need to make sure I can get into the garage legally with the curb cut.

Posted by: bqe1970 at September 29, 2008 11:56 AM in response to Curb cut legal?

Thank you vinca.
Can the owner file the permit retroactively?

Posted by: bqe1970 at September 28, 2008 7:42 PM in response to Curb cut legal?

Also, it is an attached 2 family so I believe it should be a "side ribbon"

Posted by: bqe1970 at September 28, 2008 5:14 PM in response to Curb cut legal?

Thank you for the links I love you guys. This is not a landmark property or block. It seems that there are no DOB filings for the curb cut done around 1996 when other updates and permits were filed.. Since I will be paying a premium for this property based on the garage, how should I approach the owner? Do I base my offer on him obtaining permits? Is is no big deal? If I bought the property as is and the city somehow gets around to revoking my curb to drive into the garage, I would be screwed to say the least. Any suggestions?

Posted by: bqe1970 at September 28, 2008 4:59 PM in response to Curb cut legal?

Hi Shong,
Thanks for your feedback. I'm not purchasing an investment property, I'm purchasing a 2 family, owner occupied. Another reason I really want to try to for 6% rates. Yes, the problem is that I need my parents income to borrow what I need. Everyone has excellent credit. Our total liabilities are nominal so I feel I may not be with the right mortgage broker. Certainly there are plenty of parents who help out their kids in the NYC area.

Posted by: bqe1970 at September 20, 2008 11:47 AM in response to parents as co-borrowers

to 1842, all Fha loans have mpi which is sort of pmi fee that has to be on the loan for the first 5 yrs. It is infuriating to me, like you said, we are going to put 25% down.

Thanks Daveinbedstuy, I am going to contact Adam Dahill.

Posted by: bqe1970 at September 19, 2008 4:36 PM in response to parents as co-borrowers

The initial ask on the Lorimer house was 1.35 which was insane. It has a lot of nice details, I saw it when it was first on the market-it had to be January. It is not set up to be a two family, there is only one stairway and you'd have to look at your tenants going through your house everyday. Is has it's share of "molestation", kitchen is avocado green, bathrooms need updating, dropped ceilings, etc.
It would be a nice one family, but that area really doesn't warrant the price tag in that area, yet, IMHO.

Posted by: bqe1970 at August 23, 2008 8:41 PM in response to Open House Picks

yep, thanks. It was a nice house. I think I would be more comfortable waiting for a 2 family to come on the market.

Posted by: bqe1970 at July 31, 2008 10:50 PM in response to thinking of Ditmas Park

I just can't deal with the train, it would annoy me too much. Many of the one families have a "hospitality suite" that the owners rent out to a student. There is usually no issue with this. People take issue when they turn it into a rooming house.

Posted by: bqe1970 at July 28, 2008 8:38 PM in response to Beverly Square West - Landmark Status?

I'm looking to buy in the area. One of the main reasons is to get a Victorian house that is truly unique. I don't think this qualifies. Just my opinion. See my other posts on Ditmas Park.

Posted by: bqe1970 at July 28, 2008 8:29 PM in response to House of the Day: 1216 Albemarle Road (Re-Revisited)

Hi, icrwly, I agree with your wife. The argyle has the income potential, but wow, what a weird layout, I saw it 2x and still didn't grasp it. thanks for clarifying, putnamdenizen, good info.

Posted by: bqe1970 at July 27, 2008 9:08 PM in response to Beverly Square West - Landmark Status?

Hey Moshe and other residents, what do you think of a listing that has a "hospitality" suite in the basement? I would think that sort of thing is common.

Posted by: bqe1970 at July 27, 2008 8:04 PM in response to thinking of Ditmas Park

yep we had a second look today. The block seems nice as well. I wish it were closer to Cortelyou. I would personally like a little bigger kitchen. I agree its priced well, there is nothing wrong with it, we just didn't love it.

Posted by: bqe1970 at July 27, 2008 8:01 PM in response to thinking of Ditmas Park

Yep those houses are pretty bad and should be outlawed. Have you been hitting the open houses icrwly? What do you think of the 2 family on Argyle off Cortelyou? Or the one family on ditmas avenue?

Posted by: bqe1970 at July 27, 2008 7:42 PM in response to Beverly Square West - Landmark Status?

Yep those houses are pretty bad and should be outlawed. Have you been hitting the open houses icrwly? What do you think of the 2 family on Argyle off Cortelyou? Or the one family on ditmas avenue?

Posted by: bqe1970 at July 27, 2008 7:41 PM in response to Beverly Square West - Landmark Status?

I suppose when you lowball you have to be prepared for some snotty attitute. I lowballed a greenpoint brownstone, got laughed at, then he called me back 4 months later when he couldn't move the place. My lesson was that it takes thick skin, but especially in this market, its worth a try.

Posted by: bqe1970 at July 27, 2008 7:31 PM in response to Ditmas Park Realtors

I've felt the same icrwly. I too am looking in the area and wondering if I should stick with a landmarked zone. A benefit might be the ability to change a 1 family into a 2 family if it is not yet landmarked. I think eventually they will get around to landmarking most of those areas.

Posted by: bqe1970 at July 27, 2008 7:24 PM in response to Beverly Square West - Landmark Status?

this post is great info, thank you everyone. I also am looking in the area and I believe as well, that it is a great value for the amount of space you get +garage. I have not "low-balled" anyone but I am encouraged by the tasteful way 2:03 approached the seller.
Anyone know who has the e.19th listing now? Mary Kay was unable to show it to me.
I'm praying for a two family that will help me with carrying costs, but they seem few and far between on the good SWARM blocks.

Posted by: bqe1970 at July 24, 2008 10:43 PM in response to Ditmas Park (Victorian Flatbush) Real Estate Market

great suggestion, I posted my own make me move price, I should see what others are asking. Thanks

Posted by: bqe1970 at July 23, 2008 8:33 PM in response to Why such low inventory?

Enviro-test comes to your house and will do the dust tests and they are cheaper than a home kit that you have send off your results to a separate lab for. They also do the "xray" gun testing to see where it is in your house. I have a baby so lead testing is important to me, I've had my 2 family done on both floors.
Interestingly, there was no lead in my plaster ceilings detected by the x-ray gun. It was probably too expensive in the old days to use the "good" lead paint on the entire ceiling areas.

Posted by: bqe1970 at July 23, 2008 8:05 PM in response to Post-Construction Cleaners

Thanks all for your feedback.
Westminster, yes, I've seen the 2 fam on Argyle. There is a slope in middle of it, visible from the outside as well, that does not seem too repairable, of course I am not an engineer and I expect all old houses to settle, but I think this sort of visible structural problem is beyond what I'm comfortable getting involved with.
There were a few one families listed just under one million, one of which on Argyle/glenwood was fairly renovated.
I don't seem to feel as comfortable in W. Midwood as I did in Ditmas Park West. I do like the newish stuff on Cortelyou. However, as flatbushwhacker mention, I am not overly concerned about local amenities since I'll have a car and my own driveway-big fantasy in itself.
I also read in the forums that South Midwood did not have as strong of a neighborhood association. Please comment about the various neighborhood groups if anyone has any opinions.

Posted by: bqe1970 at July 23, 2008 2:32 PM in response to thinking of Ditmas Park

Vanburenproud, your comment got cut off, please finish your thoughts. I think your argument actually makes economic sense as well especially since I've had the same experience of undoing the bad 70s renovation. Better to see what you are getting into.

Posted by: bqe1970 at July 21, 2008 7:05 PM in response to Things to Look for When Buying a Brownstone

Thank you, this is fantastic.

Posted by: mopar at October 31, 2008 12:02 AM in response to Cost of electrical upgrade

will unrolling insullation work on a crawlspace under the roof? If so, does anyone know where I can find someone to do this for me?

Posted by: ivan at October 31, 2008 10:10 AM in response to Insulating crawlspace - savings?

It cost me about 9K to do a floor, with a new box and wires running down to the basement. However, part of the expense was that the prior owner had installed all the electrical outlets basically touching the floor, which is not up to code and he also didn't have light switches. So we had to cut about 30+ holes into the plaster to put in new outlets and switches, and then patch that up.

Posted by: Colonel at October 31, 2008 10:26 AM in response to Cost of electrical upgrade

PitbullNYC, your comment appears to lack any sensitivity to others who are not you, I'm sorry to say. Many of us, single mothers, and others who aren't as easily mobile as some, truly would/ do appreciate having a washing machine at home. Some of us also don't live terribly close to laundromats, and appreciate doing laundry ourselves, so we can be sure it's done well. Have you observed some of those laundromat workers who're doing multiple loads from multiple clients all at one time? I'm very pleased that the OP has asked such a considerate question of our group.

Posted by: chnyc at October 31, 2008 2:35 PM in response to Tenant Wants to Install Own W/D

Oh, and slick makes a point as well, about an increase in rent. However, there's actually a law which provides for a small monthly increase (say, about $16., I'd have to check on this to be sure) for extra water usage in a Rent-Stabilized apartment. Again, I'd have to check on this, to be sure of the exact amount, and the Rent-Stabilized part. If you'd like me to do so, just let me know.

Posted by: chnyc at October 31, 2008 2:54 PM in response to Tenant Wants to Install Own W/D

I love my full-size LG combo unit so much that I'm considering giving it a name. They work great. And it takes 110V. (We have a 220 plug so I actually run it off an extension cord. Don't think the full-size unit can run off the sink though.

Posted by: Heather at October 31, 2008 3:09 PM in response to Tenant Wants to Install Own W/D

Look up some Amish cabinetmakers - from PA. They do modern work, and are reasonably priced. However, be prepared to have them take a long, long time to finish the job.

Posted by: chnyc at October 31, 2008 3:18 PM in response to Built in wardrobe/closets

I am totally surprised by the generally negative response of the homeowners on this site. These machines are well designed for a brownstone lifestyle. We've had one for seven years with two kids and tho it has limitations, IT BEATS THE CRAP OUT OF WALKING TO THE LAUNDROMAT. Additionally it's uses FAR LESS WATER and FAR LESS DETERGENT than top loaders --it's clearly more environmentally friendly. And it takes up less than half the space of full sized washer dryer units. Since most homeowners are paying between $650-$900 per sq foot these days, having a combo washer dryer unit saves at least 4 sq ft or $3,600 of precious floor space. On the other hand we can all drive our SUV's to our McMansions and clean our laundry in large capacity side by side washer dryers.

Posted by: lifeofreilly at October 31, 2008 4:26 PM in response to Tenant Wants to Install Own W/D

You can contact me if your interested. You can come see a job in progress...

AL Rosario
ACR GC
(917) 573-3304

Posted by: alrosariojr at October 31, 2008 7:44 PM in response to Cost of electrical upgrade

we have one in our house but we got a model that vents, yes they do make these that vent as well. the key is the spin at the end which should be a high rpm (and should also be switchable to lower rpms). the high spin speed does a very effective job of wringing most of the water out of clothes and decresing the load on drying. i also find myself air drying certain of our more delicate clothes. one thing to note, spin speeds over 1200 rpm will make lots noise as the machine often shakes.

Posted by: werner at November 2, 2008 10:50 PM in response to Tenant Wants to Install Own W/D