cottontop's Profile
- cottontop
- jan, 2008
- jan, 2008
- Brooklyn
- Park Slope
- House
- architect
- Male
- 37
Author's Posts
November 11, 2009
Cellar Access Steps & Hatch
I would like to enlarge the "coal chute" at the front of my house to be steps accessing the cellar with a hatch.
Can anyone who has done this offer any advice? Know the cost? Recommend a contractor?
Thanks in advance.
August 27, 2009
reclaimed brick source
I'm having my stoop reclad in brick. I'd like for the brick to either be reclaimed old brick, or new brick that looks like old brick.
Anybody know of a source?
(lots, not a few)
Thanks!
May 4, 2009
pine wide plank subfloor needed
I've been ripping up decades of linoleum to expose the subfloor in our south slope wood frame. Now I need a few pieces of pine wide-plank flooring (9.5" wide) to patch some janky areas. Any body know where to get it?
February 9, 2009
Mason for minor repair?
Hi. My wife and I recently bought a south-slope 2-family frame. The brick stoop has developed a number of loose and cracked bricks due to freeze/thaw cycles. Anybody know a mason they'd recommend for a minor repair? Needs to happen fast, don't want the tenant to get hurt...
November 14, 2008
bought a house with 10% down
for better or for worse, my wife and I just closed on a house yesterday, in the middle of this mess. I've been reading so much about how hard it is to get a loan, and that banks aren't lending, that I thought I'd share our experience to encourage any of you who might be considering taking the plunge.
My wife and I have moderate incomes, with credit in the mid-high 700's. No debt. We were able to close with 10% down, no points, at 6.5% interest rate.
We bought a 2-family in south slope (15th street between 4th and 5th) for less than $800. It's a bit of a fixer but totally livable. Having the income from the rental unit is key. We hope to remodel and add onto the house eventually.
SO MANY PEOPLE swore to us that 10% down was IMPOSSIBLE, that I thought I'd pass on the contact info for our mortgage broker: Nicole Crete-McCarthy at Trachtman & Bach. 646-228-7820. I have no idea how she did it but she did.
Anyway, best of luck to all of you. Who knows if we're doing the right thing, but at least we're doing something, ya know?
Author's Comments
more accountant referrals would be greatly appreciated! ours was a maniac last year!
(seriously)
Posted by: cottontop at February 3, 2010 10:21 PM in response to Renovation Costs Deductible?
how did they know how the house was configured in 1920? did they have plans on file or just common sense?
our own house has obviously been modified many times over its 160 year existence. I was under the impression they had no record drawings. Is there a way to be sure?
Posted by: cottontop at January 30, 2010 8:30 PM in response to Advice on DOB Issues
I live across the street from the house on 15th street.
1) it's not a terrible block, it's not the best either.
2) I believe they were asking 1.4 for this place a year ago.
3) perhaps it's one of those deals that if you add up the rent role, the numbers work at 1.2
4) not that hard to pull out a kitchen
5) back yard looks great
Posted by: cottontop at January 22, 2010 6:05 PM in response to Open House Picks
the autopart store also used to be a church:
http://imby.blogspot.com/2008/12/155-161-15th-street-losing-its-religion.html
or did everyone already know that?
Posted by: cottontop at January 6, 2010 10:19 PM in response to Development Watch: 155 15th Street
great house on the best block in gowanus. 4 stories! great rental income potential. My guess: $1,150,000. Not a penny lower.
Posted by: cottontop at January 4, 2010 8:04 PM in response to House of the Day: 226 11th Street
I walked by the greenpoint house when it was for sale last summer (08). It's a bit of an unusual property, if I remember correctly. Outbuildings and so forth, and on a quiet street. If my wife were open to living in greenpoint, I would have arranged for a tour (which were by appointment only).
Posted by: cottontop at December 30, 2009 1:25 PM in response to Brooklyn Sales: Under a MIllion
glad people are finally starting to say good things about this project. I think it looks great.
Posted by: cottontop at December 30, 2009 1:22 PM in response to Development Watch: 580 Carroll Street
it's good because it's plain. developers often try way too hard to be different, regardless of the talent of their team. This is all anyone should try to do in Brooklyn, unless they are working with a highly qualified architect who knows how to deviate from a great townhouse context without getting ugly. Developers pay attention! Do this more and you will sell!
Posted by: cottontop at December 9, 2009 1:44 PM in response to 348 Sackett All Spoken For
since when is 3000 sqft tiny?
no one would ever say a 3000 sqft condo was tiny, it would be HUGE.
Posted by: cottontop at November 19, 2009 2:12 PM in response to Brooklyn Sales: Under a Million
thanks jfss. did you find that a permit was necessary?
Posted by: cottontop at November 12, 2009 8:00 PM in response to Cellar Access Steps & Hatch
I don't understand why everyone is so hard on this project. All the crap that gets built in Brooklyn these days, and here's one that's actually been designed by a world-class architect. I've got world-class ugly going up on my block as we speak, and no mention anywhere.
Posted by: cottontop at November 12, 2009 2:42 PM in response to 580 Carroll Developers Cite Chambers of Horror
thanks for the comments, everyone. All good points. Anybody out there actually done this and knows the cost? I can call contractors in for estimates, but thought I'd test the wisdom of brownstoner first.
Posted by: cottontop at November 12, 2009 2:35 PM in response to Cellar Access Steps & Hatch
I bought a great little HEPA vacuum at an asbestos remediation supply house in greenpoint for $400. Great little vac, we use it for everything.
Posted by: cottontop at November 10, 2009 9:37 PM in response to HEPA Vacuum Rental?
it is a terrible building, though I have seen worse. My heart breaks every time I walk by it.
Posted by: cottontop at October 23, 2009 1:21 PM in response to From Flicks to Fischer on 15th Street
I wouldn't ignore the $150,000 above. Maybe a hair high, but don't forget the architects and engineers fees, permit fees, that things go wrong, "interior finishes", etc. etc.
Single-story structures have a roof and foundation, electrical, and probably a big patio door; a lot of the costlier items that you would have in a larger addition and almost all of the trades would have to get paid enough to be interested in showing up. So it would cost more per square foot than a larger addition.
That said, I'm thinking of going with a single-story addition myself, so don't lose heart!
Posted by: cottontop at October 22, 2009 2:49 PM in response to Cost for Adding Extension?
this guy isn't typical anything.
Posted by: cottontop at October 8, 2009 4:15 PM in response to Closing Bell: a Bike, a Voyage
not gorgeous.
Posted by: cottontop at September 25, 2009 2:18 PM in response to Listings Up For 93 Nevins Street
One of the worst. Tear it down.
Posted by: cottontop at September 24, 2009 1:34 PM in response to Price Chops at South Slope Specimen
if you did it yourself, wouldn't you need the cash? For my house, it was 3K. It's almost like adding to your down payment. I don't think that they can give you a cash refund (though I could be wrong). I think I'd actually lean towards letting the seller do it, so you have a nice clean house when you take possession. Just make sure you get the paperwork, including the air-quality tests afterwards.
Posted by: cottontop at September 23, 2009 1:51 PM in response to Asbestos Removal Question
CHEAP. Can't be right. Also sounds like a deep addition, just to go from a studio to one bedroom.
Posted by: cottontop at September 4, 2009 1:05 PM in response to Expensive Estimate?
the windows look slightly bigger in the renderings. In real life, they seem way too small. good thing its a nice brick, because there's a lot of it.
Posted by: cottontop at September 3, 2009 1:25 PM in response to Development Watch: 575 5th Ave Gets its Brick On
cute is the word, but my wife says the muffins are awesome. got some ice cream here too. happy to have them in the neighborhood!
Posted by: cottontop at August 31, 2009 2:09 PM in response to StreetLevel: New Bakery in the South Slope
Posted by: cottontop at August 12, 2009 4:47 PM in response to Studio/1BR Rental Prices?
I get 29.7% off on the 1st street house.
Posted by: cottontop at August 4, 2009 12:01 PM in response to Last Week's Biggest Sales
I think they look great when open.
Posted by: cottontop at July 30, 2009 6:07 PM in response to Development Watch: Windows for Sackett
cottontop wrote a review about Toby's Public House on July 30, 2009 1:44 PM
Also hate the TV's, and they dominate the space. But the pizza was well above average. Perhaps average for brick-oven, but beats the crap out of your typical ny pie. Agree that they should knock a dollar or two off the price. Their price-point makes me slightly hesitant to return. (though I will, I will)
I Said HALF of the comments are ridiculous. I think that's pretty fair. Especially when people are critiquing properties. Most comments slant well into the negative/snarky category. Very few level heads or even optimists around here.
I still read it daily, and still find it helpful, but I disagree that MOST comments are useful.
Posted by: cottontop at July 28, 2009 1:45 PM in response to RE Agents Hate Brownstoner
maybe it's because half the comments on this website are misinformed and ridiculous.
Posted by: cottontop at July 28, 2009 10:42 AM in response to RE Agents Hate Brownstoner
hmmm. hard to believe it would be illegal. Wouldn't it just be a cellar with a high ceiling?
Posted by: cottontop at July 27, 2009 10:21 PM in response to Creating Habitable Cellar?
my experience is also a little out-of-date. My wife and I bought a 2 family with 10% down last september. PMI was a problem with one bank, but another (CHASE) was able to get it.
the one thing that IS relevant is that EVERYBODY said it was IMPOSSIBLE. They were wrong. Do your research and find out for yourself.
I used Nichole Crete-McCarthy at Trachtman Bach.
Posted by: cottontop at July 7, 2009 1:41 PM in response to Still Hard to Obtain PMI?
one kid works: put his/her bed in the small "study" beyond the bathroom. Use the larger middle room as a den/playroom, so it won't be a problem passing through.
hopefully the kid won't grow to be longer than 7'.
Posted by: cottontop at June 22, 2009 2:09 PM in response to Open House Picks
looks like its 133:
http://www.brooklynpaper.com/stories/32/24/32_24_bm_school.html
Posted by: cottontop at June 22, 2009 2:02 PM in response to What's Going on at St. Thomas Aquinas?
I've learned that it's not recommended for ceilings, because it will sag a little when exposed to moisture. Straight from the manufacturer.
Posted by: cottontop at June 18, 2009 2:05 PM in response to Greenboard
is the yard huge, or just the house small?
Posted by: cottontop at May 25, 2009 8:17 PM in response to Went to open house 17th and 5/6
I don't know the exact block, but compared to six months ago (when I was looking for a fixer in a decent location, and found one), that place is cheap. If the foundation and primary framing are solid, and you're not scared of a project, I'd give it some thought.
also, I suggest bringing in a contractor or two to get their opinion as far as cost. Don't listen to the realtor.
Posted by: cottontop at May 24, 2009 9:31 PM in response to Went to open house 17th and 5/6
I don't know how much they're worth to others, but I might take them off your hands and save you the trouble of disposal.
I'm kinda in the same boat. We just exposed our subfloor and are keeping it for a couple of years. At some point we're going to pull everything up to reinforce the joists. At which point we'll decide whether or not to reuse them. If so, I'll need more (yours might do).
In the meantime, I'd keep them in my basement.
Of course I'd need to know the face dimensions.
Posted by: cottontop at May 24, 2009 8:24 AM in response to heart wood pine subfloors
We have a large tree in our yard that we're having pruned for safety and aesthetics.
An estimate to remove it was 6K. Big tree = big bucks.
Posted by: cottontop at May 20, 2009 5:10 PM in response to Dangerous Giant Tree Removal
ps. can't blame this one on the economy. Roots cafe 2 blocks away opened the same month, and they're doing great. Good coffee, good atmosphere, nice people = success.
Posted by: cottontop at May 15, 2009 7:11 PM in response to 5th Avenue Cafe Not Long for This World
I live a block away so wanted this place to succeed. I went there once. ONCE. I knew right away that it wasn't going to make it. They had really ugly sponge-painted beige/brown walls. Generic (i.e. bad) coffee. Absolutely nothing going for it except lots of empty space. I feel bad for them, but it just wasn't going to happen.
Never saw anything about yoga.
Posted by: cottontop at May 15, 2009 7:00 PM in response to 5th Avenue Cafe Not Long for This World
my pmi expires after 10 years maximum.
but of course I'm hoping that the house will appreciate, I'll fix it up, and will be able to reappraise at a higher value sooner than that. But 10 years is worse case.
Posted by: cottontop at May 14, 2009 3:17 PM in response to PMI
southslope:
I need (1) 12' piece
and (4) 8' pieces
9.5" wide by 1" thick
Posted by: cottontop at May 5, 2009 2:33 PM in response to pine wide plank subfloor needed
thanks nypaulie and slopefarm. I'm hoping staining will help to unify the colors.
Posted by: cottontop at May 4, 2009 6:51 PM in response to pine wide plank subfloor needed
haven't seen them up close, but from the pictures I actually like the windows. There, I said it. Doesn't mean I don't like old-timey windows also.
Posted by: cottontop at April 27, 2009 10:37 PM in response to Development Watch: 216 Pacific Street
I actually think that the building will look good if well executed in the end. In fact, I'm really struggling to understand what people hate about it, other than the fact that it doesn't look exactly like its neighbors. It's very restrained for a non-contextual modern project and I'm betting will have beautiful light-filled spaces, unlike its neighbors.
As for the codes, people need to understand that they are nuanced and open to interpretation. I think Brownstoner needs to be careful about criminalizing architects, without doing the research to back it up.
The tone of this blog and most of its posters is so negative it's depressing. Spring is here people! Time to cheer up!
Posted by: cottontop at April 10, 2009 1:58 PM in response to Breaking the Rules in Greenwood Heights?
Lighten up people! I think it looks great. I'd rather buy a fixer than something that had been home-depoted.
Posted by: cottontop at March 25, 2009 2:01 PM in response to House of the Day: 442 State Street
not a great building by any stretch, but it could be much much much much worse. tall narrow windows? I'd bet they're of a similar proportion as most brownstones. the massing is broken up and respectful of the scale of the street, they spent a little extra on the zinc siding, etc. If you complain about everything that isn't an historic brownstone with such BILE, what do you have to say about all those knucklehead FEDDERS buildings? Disappointing retail space, cracking stucco, true. But I've seen a lot of recently built horrors in brooklyn, and this isn't one of them.
Posted by: cottontop at March 24, 2009 9:38 AM in response to Checking In With 515 5th Avenue
My opinion, as an architect, is that it would be really weird/stupid to try to get extra fee this way. Our profession relies on word of mouth for future business. Plus the threat of a lawsuit is a serious disincentive. He must have serious concerns that he considers legitimate, whether you do or not.
Posted by: cottontop at March 16, 2009 1:37 PM in response to Architect Won't Sign Off
I used to live nearby and that area is starved for a really good cup of coffee. The frankies/stumptown combo sounds promising.
Posted by: cottontop at March 13, 2009 6:06 PM in response to Streetlevel: Coffee Pedlar Opens on Court Street
in my recent experience you need 25%-30% down to get financing for a 3-family.
Posted by: cottontop at February 18, 2009 1:45 PM in response to House of the Day: 55 Cambridge Place
Responses to Author's Forum Comments
What changes is DOB referring too? Why not just legalize the issues?
Posted by: jockdeboeraia at January 31, 2010 1:35 PM in response to Advice on DOB Issues
I have an excellent accountant upstate that I use. he's a life-long friend and a Certified Financial planner but i only use him for my income taxes. being upstate, rates are very competitive
Don Carman
Albany financial Planners
518-482-5777
Posted by: daveinbedstuy at February 4, 2010 7:50 AM in response to Renovation Costs Deductible?
Ok, I wasn't going to post my accountant because he's upstate, but he's even closer than DIBS' guy, so I will....
Richard Merck in Kingston
845.331.9667
He does lots of real estate and knows his stuff. I just went yesterday. Might be difficult to get an appointment though.
All of this financial stuff is over my head. I just want to restore and decorate. That's why I hire someone I trust to take care of it.
Posted by: rh at February 4, 2010 8:14 AM in response to Renovation Costs Deductible?
I've never had to visit him for the tax work. They send out a packet around now to fill in all the information and everything else is phone/fax.
Albany has nicer brownstones than Kingston does . :-P
Posted by: daveinbedstuy at February 4, 2010 8:28 AM in response to Renovation Costs Deductible?
Oh yeah??? Well, you can send it in to my guy too! Only, I'd suggest an appointment the first time.
And Kingston homes are awesome! The ORIGINAL NYS capital has 1700's stone houses, brick rowhouses and Queen Annes that would put Ditmas to shame!
Posted by: rh at February 4, 2010 9:33 AM in response to Renovation Costs Deductible?
garylermancpa.com
you will not be dissapointed.
Posted by: maxsdad at February 4, 2010 11:00 AM in response to Renovation Costs Deductible?
Lee Schlussel and Neil Byalick at Lee Schlussel CPA are both great. They're based in Westbury, but often visit clients in the boroughs. 516 997 9005. Thorough, sharp, tax code geniuses.
Posted by: Deda at February 4, 2010 11:25 AM in response to Renovation Costs Deductible?
Irwin Weissman, Weissman & Rudnitsky, 212-869-9911.
DIBS -- I agree with you about Albany bronwstones. Some beauties near Washington Park. Troy has a nice downtown (architecturally, not comenting on what's actually there)and some decent housing stock, too. More importantly, you are right that some costs can get charged directly to the rental in one year and do not need to be amortized, including some items installed as part of a renovation. A good accountant knows where the line is and can maximize the advantage. OP would do well to contact your tax guy or mine.
Posted by: slopefarm at February 4, 2010 11:37 AM in response to Renovation Costs Deductible?
We own a three-family row house and I decided to do our taxes last year with Turbotax. They have a personal & business edition that will walk you through all your rental income and expenses and depreciation. I found it to be very straightforward and am doing it again this year.
While we were happy with our accountant, I always got the sense that they were just plugging the numbers in a software program also.
Has anyone else used Turbotax?
Posted by: akriv at February 4, 2010 11:42 AM in response to Renovation Costs Deductible?
typeface kept me out of there too.
Posted by: cottontop at March 9, 2010 3:29 PM in response to Ellis Restaurant and Bar Has Closed