cmu's Profile
- chandru
- 2001
- 2005
- Brooklyn
- Park Slope
- House
- Green Consultant
- Male
- http://seeinggreen.typepad.com
Author's Posts
October 28, 2009
Cats in the House
My two cats until recently would stay out 20+ hrs/day but now have decided it's too cold and damp. Cat litter time.
Anyone uses flushable litter? What brand? And is it likely to clog old brownstone pipes (there's the 'stoner connection)?
October 5, 2009
Double Duplex vs 3-over-1
I know this may be too general a question, but a RE agent told me that there would be more people looking for a double-duplex than an owner's triplex with 1 floor rental.
Could that be correct?
October 1, 2009
II Floor Deck
Anyone done one of these (ie one floor above parlor, which has a deck already?) Advice? Very difficult?
There are two condo-ized brownstones down the street that have them, and the support steel looks awesome. Don't remember a crane tho' so must've been built in-place.
August 26, 2009
Kitchen/Bath Vent Needs to
...vent all the way to the roof? Is this correct? But if there's a window in the kitchen within some distance, no need for a vent?
Since you can't use the furnace vent for anything else, does this mean, say, a ground-floor kitchen or bath needs a separate 4-storey vent?
August 3, 2009
ISO Stair Fixer
Honestly, tried all kinds of combinations of stairs, stair builder, stair reno in Search and kept getting MM's entry "Kinko Houses" and other irrelevant things, no recommendations.
Have to rebuild parlor-to-gf staircase, partial re-routing. Who can do that well?
July 23, 2009
ISO Partner in Joint Ownership
Tenancy-in-Common is a formal, legal, agreement between two or more people to jointly own a house; What I'm proposing is:
Two duplexes. Upper duplex will have 2 full baths and 2 (or 3, depending) bedrooms, 1500 sq ft. W/d in apartment. Renovated. I occupy the lower duplex which includes the garden and parlor-floor deck, I figure I can say its 55% or so; the upper duplex is therefore 45% or so. Approx $650k. Maintenance $595/mon (incl RE taxes, insurance, gas heat etc.)
If partner has 40% down, they can simply take over the existing mortgage, at present roughly $375k. Obviously all tax advantages go to the payer.
Here's the anti-sales-pitch: Tenancy-in-Common implies a higher degree of trust between the parties than a condo/co-op arrangement; also it's going to be harder to sell/get out of it. Legally, there will be a defined exit strategy (sale/right-of-first-refusal whatever) so one is protected, but still...
So: Pluses: simple/ less paperwork/ definitely getting a better deal than an equivalent co-op.
Minuses: hard to sell, partners have to get along well.
Any serious inquires? Reply to cmurthi [youknowwhat] seeinggreen.net
July 11, 2009
Brownstone Conversion To Co-op
Does anyone have experience or advice on converting a brownstone into a 2-unit co-op/condo? Time frame? Hassles? Cost?
It's a 4-flrs, quite non-conforming...no CO.
Thanks
June 2, 2009
Appraisal of Brownstone
Need an appraisal of my 2-fam 4-flr house as a start on my TIC conversion. Any reccs? I have 2 prices so far at 750 and 550. Fair? Archives had a few between 350 to 850, but not linked to names
May 27, 2009
Tenants in Common
Anyone know a lawyer versed in TIC? Or have a story to share?
fwiw, I made an appt with a BH lawyer who I'll identify as ZS; after waiting over an hour at the appointed time, I left, and she did not even call me to apologize or reschedule.
May 9, 2009
iso Upholsterer
Need a decent-cost upholster for a wing-back chair. Couldn't find any in archives. Any recommendations? What price should I expect...it's pretty torn up but sound structurally? Tx.
Author's Comments
Maybe it just goes to show that gas dryers actually are not that much of a danger as I have contended all along... ;)
btw, why does OP think non-vented (correctly, condensing) dryers are a fire-hazard? They sell them legitimately don't they? They reputedly dry slower, especially if not 220v. and of course need a drain.
Posted by: cmu at November 20, 2009 3:20 PM in response to Dryer Venting Help
You always have emergency access, and this surely qualifies as one.
Posted by: cmu at November 20, 2009 2:07 PM in response to severe dammage by tenants
a-don't see problem with shower curtain, it's on the inside of the shower (normally except when you have teenage boys)
b-more annoyingly, how do you turn on the shower to let it get warm without an unpleasant reach over? That is a weird placement.
Posted by: cmu at November 20, 2009 2:00 PM in response to Credit for bathroom mirror
Am I dense? Who's Bo and what did he say? and why the diatribe from my1cent?
60 new units near 4th av...dispersed cars with parking space...traffic nightmare...NOT.
Posted by: cmu at November 18, 2009 8:07 PM in response to Development Watch: 169 16th Street
winelover, if you think this is the sort of project that the majority of us in the neighborhoods surrounding AY were waiting for, you're (sadly) mistaken. There's significant opposition to the Ratner plan for AY, and if you've followed this at all, not for more reasoned alternatives which don't cost the taxpayers millions. The name of Dan's organization is instructive: Develop, don't Destroy.
Why do anti-DDDB-ers feel the need to use personal invective instead of attacking the actions?
Posted by: cmu at November 16, 2009 3:36 PM in response to Goldstein Offered Less Than What He Paid for Condo
"There's a major brou-haha brewing on Amity Street"
irony of the day (IOTD) award
Posted by: cmu at November 16, 2009 12:12 PM in response to Cobble Hill Neighbors Irked by Norah Jones' Windows
Yes, dibs, I'd think you would be concerned about the state's powers.
ccb, to call Dan a douchebag probably says more about your world-view than anything else, what an over-the-top assessment.
Whether or not you agree with him, Dan made a principled stand on so many levels... objecting to the AY overkill, preventing Ratner (at least for now) from ripping us off, shining a light on the real-estate sweetheard scams etc. Besides which, living as the sole occupant, with a baby, in a Ratner-owned building can hardly be fun. Hats off to him.
Posted by: cmu at November 16, 2009 10:06 AM in response to Goldstein Offered Less Than What He Paid for Condo
If indeed it's a "commode" I'd say it definitely needs upgrading. Cleaning out nightsoil can be so disgusting unless you have servants.
Posted by: cmu at November 16, 2009 9:16 AM in response to Bathroom Update
High for labor. Is it glass tile or 1" rounds (harder)? I'd say 5-6k.
Posted by: cmu at November 14, 2009 5:18 PM in response to Bathroom Renovation
LL is responsible for heat regardless of who pays for it, so if he's unresponsive, that's the issue, and you have a case. What IS his position? You don't need an electrician to fix a thermostat.
And I don't get 'deduct from rent' (the fix cost); if you're planning to do that, you can just as well deduct the electricity cost.
Posted by: cmu at November 14, 2009 5:16 PM in response to Heat Stays On, Thermostat Broke?
From your description, does LL know the heat's not working? Does he know you're thinking of bypassing his employee? As a LL myself, I would not be happy with that. Fixing a thermostat is not brain-surgery.
"its" not "it's"
Posted by: cmu at November 14, 2009 3:53 PM in response to Heat Stays On, Thermostat Broke?
"I do mainly worry about blowing up"
unlikely. while sewer gas contains methane, you'd be driven out of the house by the smell long before it reaches explosive levels. and a kitchen drain would be soon refilled under normal kitchen use. otoh, if you go away for 2 weeks just as the trap empties...(kidding)
btw, i didn't mean the actual sink drain size but the pipe which connects it to the rest of the plumbing.
Posted by: cmu at November 14, 2009 12:17 PM in response to Venting Sink
slow drain, gurgling, sewer gas smell (this happens when the trap empties of water due to air suction). seems like venting it "officially" will be expensive. live with it for a while and you may not have to do anything. sometimes if the sink drain is oversized, there won't be a problem.
Posted by: cmu at November 13, 2009 5:02 PM in response to Venting Sink
phwhite, of course! now i remember this from my engg classes long ago. duhhh
OP: each leg (wire) can carry 30A. So in wattage it's 30x220=6600w Dryers are typically 4500w heating + a small motor, which is where I got 22A from.
Posted by: cmu at November 13, 2009 2:41 PM in response to Weird 2-Phase Wiring
I posted a q. months ago when someone told me vents had to go thru the roof, and was told not. Mine go to the back wall. There are restrictions on how close the vent can be to a window/door. It may actually be more efficient if the run to the roof is mich longer.
Posted by: cmu at November 13, 2009 12:15 PM in response to Is This Venting Code?
Surely not, dibs, I thought provents only worked in en-suite baths?
Posted by: cmu at November 13, 2009 12:12 PM in response to Venting Sink
Minard, you might think it's 'dangerous' to do electrical work, but the majority of it is straightforward common-sensical stuff which anyone could do. What's difficult is knowing what you shouldn't do, or need special expertise for. Same for plumbing.
Posted by: cmu at November 13, 2009 12:11 PM in response to Installing Faucet - No Brainer?
Are you having problems? If not why not let it be? You can also install (shhhh) a Provent very easily near the sink iself, which is not to code in this antiquated jurisdiction, but is everywhere else.
Posted by: cmu at November 13, 2009 12:06 PM in response to Venting Sink
Are you planning to report your neighbor to the DOB for a 'decades old' condition? Or is this your house and you're afraid someone else will? If the former, I don't know what to say politely.
Posted by: cmu at November 13, 2009 11:14 AM in response to Remedies for violation of FAR
You need (if msr) 10/3 bx cable; 12 is for 20A. Metal ground should not be used as neutral, though they are connected together at the box.
From a practical viewpoint, the 2-wire setup may work but it's not up to code, and the 12 gauge might be marginal...you have to realize that dryers use abt 22A, and also the 20A for 12g is over-specified for safety (for instance you can supply 2 20A circuits with a common 12g neutral, which is then loaded at 40A and is up to code).
Posted by: cmu at November 13, 2009 11:06 AM in response to Weird 2-Phase Wiring
Is this feasible to do by an owner (ie not a developer)? How much would it cost and how long would it take to covert a 2 or 3-unit? Would DOB go through the building with a fine-toothed comb?
Posted by: cmu at November 11, 2009 2:46 PM in response to Creating a condo
collective punishment is not condoned by the Geneva conventions.
Posted by: cmu at November 11, 2009 12:06 PM in response to Tenants Broke Entryway
yes i have a kid, and YES, if I'm folding up a stroller the chance of said kid's fingers being in the hinge are ZERO. It's totally different than the car trunk or a door, you move those faster and you're not as much in control.
For that matter, why aren;t the little digits in danger from other parts of the stroller? They move too.
Posted by: cmu at November 11, 2009 12:00 PM in response to Open Thread
Was PS empty of strollers yesterday?
I read abt recall of millions of McLaren strollers which can "amputate" kid's fingers if caught in the hinge when folding.
Not to blame the victims, but exactly *how* do you let a child's fingers stray into the hinge while you (presumably, and not the tot) is closing the stroller?
Posted by: cmu at November 11, 2009 10:26 AM in response to Open Thread
Shouldn't that be "disses"?
Posted by: cmu at November 10, 2009 12:48 PM in response to Post Launches Brooklyn Blog, Dishes on Coney Theater
rob:"...is how throughout the article they have to refer to the people as mr. blah blah blah and mrs. blah blah blah, it's SOOOO obnoxious."
Actually, that appears to be a NYTimes policy throughout. They use the full name the first reference (John M Smith) and then always a title. In fact they apparently get complaints because they refer to Obama as Mr not President after the first time.
Segue: I think it's stupid they refer to women who change their name (sometimes) with both names as in Hillary Rodham Clinton. If you change your name, you should lose your 'real' one
Posted by: cmu at November 9, 2009 4:13 PM in response to Open Thread
wrong blog, JfB
Posted by: cmu at November 6, 2009 1:20 PM in response to The Albemarle Renovation Blog Launches!
Rubbbish. You can get used rads for $100 or free on this site sometimes. So what's labor?
Posted by: cmu at November 6, 2009 1:08 PM in response to Leaking Radiator?
Park Slope Parents website...I got a half-dozen nibbles from there.
Make a website with good images. NYT is good.
What's the condo?
Posted by: cmu at November 6, 2009 1:07 PM in response to Where to Post to Sell Condo?
"he bridge of the future will have nine lanes instead of six (yay!)"
Nothing to yay about, quite the contrary. Add lanes and traffic increases.
Posted by: cmu at November 6, 2009 9:55 AM in response to New Kosciuszko Bridge Won't Come Cheap
Bp: thanks for the diligence. It's water under the bridge now; and, given that other bill, which I do remember and is quite OK, I will have to be a little more careful about crying "exorbitant"!
Posted by: cmu at November 5, 2009 1:35 PM in response to Cost of Plumbing for Washer?
5 mins to solder a separated pipe joint, $295, but that's from memory.
Now, maybe that's a "normal", "emergency" charge, in that case, I will withdraw the "royally overcharged" and just say I should've done it myself, since the pipe was completely accessible.
Posted by: cmu at November 5, 2009 10:59 AM in response to Cost of Plumbing for Washer?
No, most people who whine about traffic are wrong.
For instance, you think making it 1-way would be better??! That's completely the *wrong* thing to do...do your research. One-way streets with more than one lane (which this would be) are an invitation to speed. Two way streets always have slower traffic...partly psychological, narrow streets slow traffic. And double parking actually helps.
If you doubt all this, compare 7th Av in PS with 8th (or PPEW). Compare 7th and 5th (2-way) with Smith and Court (one way) in CG/CH. Which would you rather cross as a ped? Which has more speeders?
Posted by: cmu at November 4, 2009 11:15 PM in response to Closing Bell: Columbia Street Traffic Petition
I've been royally overcharged once by Alladin, assumed it was because of emergency call.
mopar, that's ridiculous! Should be 1/4 that price, if that. Next time get a handyman. And don't bother filing.
Posted by: cmu at November 4, 2009 11:04 PM in response to Cost of Plumbing for Washer?
New doors can be found on websites. If you paint, use glossy high-quality paint.
Posted by: cmu at November 4, 2009 10:59 PM in response to Kitchen Cabs repainting?
I did detailed estimates when I was working on a tenants-in-common.
Similar sized 4-st house, came to $17000/yr, including $4400 re tax, 3,400 insurance, all mechanical components & stoop and facade prorated (ex: furnace, 5000, 30 years), utilities (heat: 3300 mostly), garden, plus $2500/yr contingency.
Posted by: cmu at November 4, 2009 10:57 PM in response to Cost of Owning a Brownstone
Yeah, "chilling" if you're trying to get something for nothing.I think I've now lost any sympathy I had at all for OP.
Posted by: cmu at November 4, 2009 3:41 PM in response to Easement Audit Nightmare
"a program offered by an historic preservation organization"...ie not LPC? who?
Why does this sound unkosher to me...ie a dubious tax-shelter scheme?
Posted by: cmu at November 4, 2009 2:38 PM in response to Easement Audit Nightmare
dibs, what's the 'umborn' issue?
Do excessive payouts to executives figure into the problems at GM et al?...I mean, in addition to paying the union workers a good salary and bennies?
Posted by: cmu at November 4, 2009 11:14 AM in response to Open Thread
"BTW: I appreciate your dismissive tone"
vide comment last week
Posted by: cmu at November 4, 2009 11:11 AM in response to Open Thread
cobble, heat's been on for a month, but only came "on" rarely. Did this morning, definitely.
You can turn all 4 burners on the stove for 10-15 mins (don't believe all the crap about how dangerous it is, isn't it like cooking?) if you're nearby. Gas is typically paid for by LL and 4 burners=40kbtu, enough to nicely warm a 2-bed awhile.
Posted by: cmu at November 4, 2009 11:08 AM in response to Open Thread
Aah, benson, so predictable: "Frankly now that GM and Chrysler are owned by the UAW and the Federal government, I hope that they get run into the ground"
And when they were owned by the "capitalists" previously, they did SOOOO well they needed us to bail them out to the tune of billions.
Posted by: cmu at November 4, 2009 11:03 AM in response to Open Thread
Three choices simply not enough! How about:
Effing Ridiculous
Too Expensive
About Right
A Deal
What a Steal
though with the glacial pace of programming on this site I don't expect any changes.
Posted by: cmu at November 4, 2009 10:45 AM in response to Rate It: 513 MacDonough Street Sells for $420,000
See past posts on TIC in this site. I've been trying to do this (sell 1/2 my house) for a while, and not sure if I will succeed. Know anyone in the market for a duplex in PS?
TIC is easier than going LLC, but there's only a combined mortgage.
Posted by: cmu at November 3, 2009 2:11 PM in response to Buying a Multifamily House
rob, a true rain shower head system (not just a shower head) is an unconscionable waste of water as it delivers much more than the statutory 2.5gals/min of a loflow head. It is probably illegal; faucets for example are limited to 2-2.5gpm. And it needs larger valves and plumbing, hence OP's tale of woe. I think he should give 2 weeks rent to tenant for inhabitability.
bxgrl, so tenant is responsible? how? he just asked. LL did not have to do it.
Posted by: cmu at November 2, 2009 2:50 PM in response to Tenant Compensation?
A strange tale of naivety and irresponsibility. Most landlords would install low-flow fixtures to save water instead of spending thousands on a exorbitantly wasteful feature.
Posted by: cmu at November 1, 2009 6:04 PM in response to Tenant Compensation?
Don't let 'em lick the brick.
Seriously, tho', stop worrying about what's bad for kids. A little dirt, dust and other effluvia will ensure they have good immune systems.
Posted by: cmu at October 31, 2009 2:49 PM in response to Crumbling Brick
I think it's an excellent idea; it's a good-looking wood that should be great for planter boxes; what are your reservations?
Posted by: cmu at October 31, 2009 2:45 PM in response to Creative Use of Leftover Floor?
'""you don't care about that, don't you?". "
CMU, you're being disingenuous. Thats not a question, its an accusation."
Well, we non-American-born folk would consider that sound debating technique; I realize we're a little more thin-skinned in these parts, sorry.
Posted by: cmu at October 29, 2009 5:33 PM in response to Open Thread
Responses to Author's Forum Comments
No, you cannot just enter their apartment unless it's an emergency. You have to give notice, and the notice has to meet exacting standards and language. All of these details will be even more important if you begin legal proceedings. The best place to start is by visiting the help desk before taking action so you begin to understand what is required, and what is permitted. If you decide to proceed with an eviction, hire an attorney from a law firm that represents landlords exclusively. That attorney might cost you more on an hourly basis, but will save you much time, money and headaches in the long-run. Start by informing yourself and by visiting the help desk.
Posted by: vinca at November 20, 2009 2:13 PM in response to severe dammage by tenants
It is virtually impossible to evict, or even take action against Rent Control.
As others have mentioned, get a lawyer familiar with RC lanlord/tenant issues.
The short answer, they can do what they want, you have no recourse. The long answer is it's a long complicated process and a competent/qualified/experienced lawyer is worth every penny.
Posted by: christopher at November 20, 2009 3:13 PM in response to severe dammage by tenants
does anyone know who i ca call to survey what we should o? I have some sort of fire hazard guy come in, but he didn't have the exact answers on how to alleviate the problem.
Posted by: ttneptune at November 20, 2009 3:31 PM in response to Dryer Venting Help
Also take pictures of anything affected by their doings & keep a diary of your interactions & send communications via registered mail & keep copies.
Posted by: Arkady at November 20, 2009 4:07 PM in response to severe dammage by tenants
Call your plumber. If your building doesn't have one, there are plenty of plumbers well-recommended on this site, Gateway among them.
Posted by: vinca at November 20, 2009 4:15 PM in response to Dryer Venting Help
Yup. A licensed plumber will know the code requirement. Discuss what can be done, how much it will cost, whether it will be filed or needs to be filed.
FWIW, in my old 1930s coop in Queens, I am pretty sure the dryers vented out the wall to the yard. There sure seemed to be a lot of air and such blowing out there.
Posted by: mopar at November 20, 2009 4:25 PM in response to Dryer Venting Help
Let this be a lesson to any of you out there who are thinking of buying a buiding with RC tenants.
Posted by: daveinbedstuy at November 20, 2009 4:43 PM in response to severe dammage by tenants
OP, get a grip...fire-hazard guy? Next you'll be calling in Homeland security. The venting requirement is simple and as mentioned above any plumber can fix it. It's not an emergency, obviously.
Posted by: cmu at November 20, 2009 5:12 PM in response to Dryer Venting Help
Daveinbedsty and all
Thanks for your info.This is not the first building we've bought with RC tenants. But this our first in Brooklyn with a non stabilized building..... we understood the perils of RC but this is obscene amount of damage even the old man who put his boots to warm in the microwave (with metal toes and insoles)did not cause that much harm. If i can prevent them from putting up another Garden hose shower and making it known that this is 24K worth of damaged they cost us. A friend suggested taking them to small claims. This way it would be the incident not rent control laws. There is a question about their lease. She may have been living ells were before her mother died. Does that change things?
Posted by: meme at November 20, 2009 5:43 PM in response to severe dammage by tenants
Regarding your last post.I was wondering how old these people were.
You cannot inherit a RC apartment.
Posted by: modsquad at November 20, 2009 5:51 PM in response to severe dammage by tenants
OP, get a grip...fire-hazard guy? Next you'll be calling in Homeland security. The venting requirement is simple and as mentioned above any plumber can fix it. It's not an emergency, obviously.
Posted by: cmu at November 20, 2009 5:12 PM in response to Dryer Venting Help