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

http://www.rentometer.com/

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

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

my understanding from working with cabinet makers is that you can't *screw* into corian easily, though you probably could drill holes and have anchors glued in. If I had corian counters, I'd also condider getting a corian sink. It would all be totally seamless.

Posted by: cottontop at February 16, 2009 6:39 PM in response to corian countertop

I used amerisci in manhattan for asbestos testing of floor tile. I did PLM testing, which was $30 a sample. I'd ask them what type of testing is advisable for popcorn.

212-679-8600

Posted by: cottontop at January 8, 2009 4:15 PM in response to Asbestos lab recommendations

As a long-time renter and brand-new home-owner with a tenant, I'm a little surprised that most comments slant towards the renter. A 4% increase barely beats inflation. I tend to agree with Slick. Paying a mortage is a huge, difficult responsibility, and owning a rental unit is an investment that the home-owner has a right to make a return on. It's definitely not greed, this landlord has been too generous in the past and the tenant has benefitted for *years*. In fact, you could almost say they're taking advantage. Having a tenant isn't welfare, it's a business. Market rate is market rate.

As a very very reasonable compromise, I would suggest splitting the difference between market and current rate, but giving 2-3 months notice. Also offer a new 1-year lease that establishes annual increases at a set rate that will allow the unit to eventually catch up with market rate. That way the tenant would know when to anticipate these increases, but would have the security of being locked in at a reasonable compromise.

Posted by: cottontop at January 8, 2009 12:22 PM in response to Raising the Rent

My wife and just closed on a house with 10% down. The first bank ultimately rejected us because the PMI wouldn't come through. They only accepted PMI from 3 particular companies.

The second bank accepted PMI from a broader range of companies and ultimately found one that would accept us. My advice is to start working on the gift and prepare to request an extension, just in case. It's dicey.

That said, are you SURE you want to buy NOW? Having done it, I feel OK but it's an unsettling feeling with people telling us all the time how prices are going to plummet. What if they're right? And there's talk of a 4.5% interest rate coming up for purchasers (not refinancers).

Posted by: cottontop at December 4, 2008 10:38 PM in response to PMI Rejected

searcher:

I didn't use a buyer's agent for a few reasons: 1) I knew that the seller's agent would be more motivated to sell to me because they wouldn't have to split their commission, 2) you're required to hire a lawyer in NY anyway, who handles the paperwork, 3) I knew what I wanted better than a realtor would, and 4) you can find so many things on the internet. No realtor succeeded in finding me something that I hadn't already found on my own.

We looked on streeteasy, trulia, craigslist, NYtimes, and realtor's websites. I found the house we bought on the NYtimes online section, the day it was posted. We arranged to see it the following morning (before there was an open-house) and made an offer that evening. Times were different then, way back in the first half of september. If I were looking to buy now, I'd be trying to lowball the houses that have been sitting on the market, rather than pouncing on something as soon as it came up. But the price seemed right so we went for it.

Johnny: thank you for the analysis.

Posted by: cottontop at November 17, 2008 11:12 PM in response to bought a house with 10% down

I'm not a financial guru, but my thinking was that by only putting 10% down (rather than 20%), I save the 10% to put into the remodel, which I can start immediately. Without having to borrow it, get approval from a bank in this climate, I can do the work myself without a general contractor, etc, etc.

And somebody who is in finance, correct me if I'm wrong, but If I essentially give myself an 80K loan by only putting 10% down, and it costs me $3600 in PMI per year, is that not the same as borrowing the money at 4.5% interest (without the strings & headache)? Like I said, I have no training in this stuff. Really just making semi-educated guesses as I go along. We're first-time home buyers.

Plus the money I had left over in reserves was probably a big reason I got the loan in the first place. And it helps me feel more secure that I have some cushion left over if I get laid off in the near future. We'll postpone the remodel if we have to. The house is livable, or at least it will be with a fresh coat of paint and some odds and ends.

As for our monthly payment, it's $5000 with taxes, insurance, and PMI. Take away the rent for a one-bedroom apartment in a decent neighborhood, and the tax deduction, and it's not such a bad deal. (for a cpzy three-bedroom house with a yard). Trying to figure out how to raise a family and a dog here, though no kids yet. Or a dog.

Of course unless real estate depreciates substantially, I'm stuck with the PMI for 10 years max, and am unable to unload the house without losing my shirt. This COULD happen. I've lost sleep over it believe me. But if it does, we'll stick it out, fix up our place incrementally, raise the rent whenever we can, and try to make the most of it. As architects we've always dreamed of having our own place, and now we do. Be careful what you wish for I guess. We'll know more in ten years if it was the right thing to do.

Posted by: cottontop at November 16, 2008 9:50 PM in response to bought a house with 10% down

thanks for the comments everyone. It would be unfair for me to spill who the bank was, as that's the professional service that mortgage brokers provide. I do think 10% is a rare deal, there were only two banks she works with that would consider doing it. One of them fell through because they couldn't find PMI from a company that they are allowed to work with. The other one popped up at the last minute. It was all very down-to-the-wire and hairy.

Yes there's PMI of about $300 a month. Sucks but will hopefully be worth it in the end. Our plan is to spend what we have left (which was more about a month ago) on the renovation, re-appraise and get out of it. But this clearly won't fly if values depreciate in the short term.

Yeah I guess I don't know what moderate income is, but we make a lot less than doctors, lawyers and bankers for sure, and we spent years in school. Your number is pretty close.

Posted by: cottontop at November 15, 2008 4:30 PM in response to bought a house with 10% down

I once had clients who had prepared a binder that was part biography, part wish-list, and part magazine clippings of spaces and materials that they liked. Of course they had been piecing it together for months, but anything like that would be helpful as far as communicating with your architect and setting priorities. Even a simple written list would be useful.

Otherwise, get to know your architect, and let them get to know you. Have a couple meetings or even get together socially over dinner before officially "starting" the process. Remodeling a home is stressful. It's critical that you have good chemistry with your architect even on a personal level.

Also the AIA has some useful publications on hiring or working with an architect (though having AIA behind your name isn't a credential, the only thing it reflects is that you pay dues). Here's one:

http://howdesignworks.aia.org/working.cfm

My wife and I (both architects) have just closed on a house ourselves. Crazy time! Best of luck.

Posted by: cottontop at November 15, 2008 4:19 PM in response to Preparing for an architect

I did it so long ago that my price and references would be irrelevant. I didn't have any of the issues or concerns cited by slopnick except for the leaking doors which I find a real problem. My neighbor learned from my experience and had a short ledge built around the frame which the doors overlap. It decreases the leaking significantly but doesn't solve it completely. Three doors - the usual 2 plus one across the opening near the house that flips up - solves clearance and door weight issues. Having cellar access from outside is great. I added access from the back garden too and would recommend it.

Get several prices and make sure the mason knows what he's doing. I have perfect stairs in the front and garbage (rough, uneven, poorly formed) in the back.

Posted by: jfss at November 12, 2009 7:15 PM in response to Cellar Access Steps & Hatch

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

You might want to take a look at the Bilco Door site: http://www.bilco.com/foundations/store/scresults.asp
I'm pretty certain Ed Kopel is right re: permit. If you live in a historic district, you'll definitely need a permit, assuming you're allowed to make this change at all.

Posted by: vinca at November 12, 2009 11:36 PM in response to Cellar Access Steps & Hatch