dssguy99's Profile

Name:
Tim
In Brooklyn Since:
12-5
On Brownstoner Since:
many years
Location:
Brooklyn
Neighborhood:
Abode:
Profession:
Producer
Sex:
Male
Age:
27
Website:

Author's Posts

November 2, 2009

2x4 Framed House

We just had a contractor build us a house. I brought a structural engineer in to be sure everything was ok. The engineer pointed out that the builder framed the exterior walls with 2x4 studs, 16 inches OC. He said it was ok, but told me that a good handful of new houses are built with 2x6s on the exterior walls. I was told by the engineer that our house will be fine. Does anyone know about this? I realize that 2x6s would have allowed for more insulation, but we used the Icynene which the company said was R-19, which is good.

R Value of Stucco Styrofoam?

We are building a home in Bay Ridge that will have an exterior finish of stucco. My contractor has offered to use 4 inch styrofoam to apply the stucco to because it will act as a better insullator as compared to the more standard 2 inch strofoam boards. Does anyone know the R value per inch of typical styrofoam board?

March 25, 2009

Stop Work Order: I'm an Idiot

So stupid me started the work on my property. If you all remember, a few weeks ago I was asking if I should start without the permits...well now I have a stop work order. Im an idiot....please feel free to tell me that.

So now I have to figure out what to do. Everyone was saying this is a $500 fine, but on the buildings dept website it says the first offense is $500 and the second offense is $5000...can anyone clear this up for me? The category code is 05 ERMIT - NONE (BUILDING/ PA/ DEMO ETC.).

March 16, 2009

Damn buildings dept: start reno?

Ok, so the damn buildings dept is driving us crazy on our A1 renovation. Everytime we go there with the required documents its something new they need...however, we should be done and have all permits by next Tuesday or Wednesday. My question is how much can we get away with this week with no permits? The place is already gutted and we are building the rear foundation and sub floor. We need to remove the roof next...Im not sure if we should start this without the permits...does anyone have any experiences like this?

March 3, 2008

Is this house worth 2.8???

Is this really worth 2.8? I just dont think it is...has anyone seen this? Its listed by Mary Kay G and its on the corner of Albemarle Road.

February 27, 2008

Is this a brownstone?

The stone is definatly brown...so is this a brownstone? I see these everywhere in my neighborhood.

New Chinese landlord...lots of mice...and they dont care. PART TWO

Well here is part 2. I woke up this mornign and this is what is in front of my door. This bag was clearly infested with mice all night. These people are trying to run me out.

February 26, 2008

New Chinese landlord...lots of mice...and they dont care.

We are currently looking for a house, but until then I have to deal with this:

My row house in Bensonhurst was recently bought by a Chinese family of some sort. They moved into the basement (all 7 of them!) and little by little the tenants in the 3 other apartments moved out. This was due to the horrid smell of the new landlords cooking as they open the basement door and let the food stink up the hall (please forgive me for venting). I have lived in this building for 8 years...I have hosted the block party for 5 years and now I am being run out of my apartment and my street. My building used to be owned by a nice Italian man....now this. Now there are mice EVERYWHERE. The WHOLE building is Chinese now. When I asked the landlord to get rid of the mice, she said "no no...this is normal in Chinatown...they wont hurt you". WHAT? I live in Bensonhurst...not Chinatown. All the tenants leave some cabbage and lettuce substance in bags outside their doors and do not throw it away. I have asked them numerous times to throw out their garbage but they pretend not to speak English (unreal!). At night the mice are in the bags. I don't know how people can live like this. These people are pigs. What should my wife and I do? I have called 311 but the operator was no help. I do not want to live with mice. With the real estate market as bad as it is...I really don't see us moving anytime soon. The landlord clearly is not going to do anything...she actually said "Oh...I hear them every night in the ceiling...there are lots of them".

Please help!

January 7, 2008

Poll: Best place to live

Im wondering what everyone thinks the best place to live is. I would like you to take into account schools and general quality of life (fun stuff!):

Park Slope
Bay Ridge
Brooklyn Heights
Windsor Terrace
Boerum Hill
Caroll Gardens
Williamsburg

January 5, 2008

gut renovation costs (demolition)

I am wondering if anyone can give me a ballpark on the cost of demolition. We are looking at a 3 floor home...abour 1200 sq ft per floor. I am trying to know if it is cheaper do gut the place with friends or hire a company. Basically we are looking to remove everything from the house. Anyone?

Author's Comments

We had a few structural engineers at the house. We are sistering all the 2x4s on the first floor to add strength. Also, the insulation holds an r-19 value on the walls and r 30 on the roof.

For the exterior, we have a brick veneer for the 1st floor and the EIFS stucco system on the 2nd floor. As I have seen, the EIFS is the most popular way to get the stucco look for a reasonable price, plus we get the added R value of the styrofoam. Most new houses in Brooklyn are using this method, so I dont understand why vinca is so concerned about this.

I think the contractor tried to cut some corners, but we brought a few structural engineers in and the contractor is going to remedy the problem. Luckily we have not closed up the walls or anything, so this was the time to catch this. I feel confident after the engineers report that we are going to be good structurally. As for finishings and remaming work, I have seen numerous other jobs he did, so we should be all set there. We also have an interior designer who will be supervising the heck out of him once we are totally inside.

Posted by: dssguy99 at November 3, 2009 7:32 AM in response to 2x4 Framed House

sorry...that is brick for the first floor exterior and stucco for the 2nd and 3rd floor exteriors.

Posted by: dssguy99 at November 2, 2009 2:42 PM in response to R Value of Stucco Styrofoam?

HDL-

Yes, we are doing brick for the first layer and stucco on the second and 3rd floor. We only have a few small areas where the stucco comes to the ground (2 bay window columns). I think we should be good with the EIFS...hoping!

Posted by: dssguy99 at November 2, 2009 2:41 PM in response to R Value of Stucco Styrofoam?

The process we is doing is install the styrofoam, mesh, 2 layers of centnt substance, finally the stucco we picked from Parex. Sounds like EIFS, but the sample wall he did for us looks great. As far as my research has shown, most houses are done this way.

Posted by: dssguy99 at November 2, 2009 2:00 PM in response to R Value of Stucco Styrofoam?

But I assume that if there is a 4 inch of rigid it will add to the total insulation R vallue, which is a good thing.

Posted by: dssguy99 at November 2, 2009 12:04 PM in response to R Value of Stucco Styrofoam?

Southslope, I have a full sample of the white one that seems it is called "Expanded Polystyrene Foam", from what I have read it still has an R value of 3.6-4 per sq inch...thats stil damn good i guess! It does not have the rating on it though.

The blue seems to be called "Extruded polystyrene foam (XPS)" and has a rating of 4.5-5.

I googled all this, but I want to be sure im coreect. I spoke with the guy at Air Seal who did our spray insulation and he said the styrofoam has no value at all...from my googling I think he is wrong.

Posted by: dssguy99 at November 2, 2009 9:49 AM in response to R Value of Stucco Styrofoam?

Thanks all...I just hope this doesnt take long to clear up. Oh well.

Posted by: dssguy99 at March 25, 2009 10:48 AM in response to Stop Work Order: I'm an Idiot

SenatorSt-

My contractor and expediter are on this. I was just trying to get feedback from other homeowners who have been in this situation.

We only worked 2 days last week and then stopped a day before the complaint was filed.

Posted by: dssguy99 at March 25, 2009 9:53 AM in response to Stop Work Order: I'm an Idiot

You'll be fine then...we did a complete gut and added on to the house on 3 sides. Its taken us since September to get to this point...but thats also because the street was down zoned a few weeks before we finished the plans and we then spent a month trying to figure out how we can keep a 3rd floor and not an attic. We wanted the whole shabang...thats why its taken us so long.

Posted by: dssguy99 at March 16, 2009 11:18 PM in response to Damn buildings dept: start reno?

Ya...our neighbors are cool...I dont think it will be a prob, but yes, its like living on the edge...ugh.

Posted by: dssguy99 at March 16, 2009 2:55 PM in response to Damn buildings dept: start reno?

Notice how everyone is white. Thats why it was like that. Now that the PJs are there it will never be like that again.

Posted by: dssguy99 at March 17, 2008 6:33 PM in response to Closing Bell: Coney Island in the '40s

I agree 3:04.

Posted by: dssguy99 at March 13, 2008 3:20 PM in response to GENTRIFICATION

Ok, I want to "reform"...I will not drive you all crazy anymore. Deal? Can I keep posting without everyone telling me to leave if so?

Posted by: dssguy99 at March 13, 2008 12:49 PM in response to GENTRIFICATION

guest
guest
guest
guest

You all hide behind guest.

Posted by: dssguy99 at March 13, 2008 12:44 PM in response to GENTRIFICATION

Hey MONTROS, here is the response you have probably been refreshing this post for all morning:

Where to begin? Dssguy, you really need an education.

"I dont think Bed Sty will ever really turn over. Where will all the black people go?" They aren't going anywhere. Why assume all gentrification is white people moving in? It's not.

-Name me one neighborhood that the neighborhood turned into some hipster paradise and the local black people still lived there.

"Its become a half decent place..better then other places where black people live." Thanks so much. You automatically assume all black people are poor. I'm sure all of the black people living really well in all communities all over the city, not to mention wealthy suburbs and towns all across the country thank you as well. Idiot.

-Who said ALL black people were poor? Are you really saying all the rap songs about Bed Sty then and now are not true? DO you even know a black guy from Bed Sty? I know many...Iv worked in the music industry with many...that place is the hood. The outskirt of the area is good for white people to live and they wont get laughed at for walking through there. You have a fake reality here...I am 100% sure you are not a native of Bed Sty.

"Im white and if I was a black dude in Bed Sty I would be rolling my eyes if a white guy moved onto my street." Only if they knew it was you.

-Ya right...again, you have no idea what goes on in Bed Sty.

"if a black guy moves into a white neighbor hood slowly the white people move away and more blacks move in." White flight has its roots in ignorance, bigotry, and stupidity. Society is different now, and minorities are much more integrated into mainstream society and culture. While it may happen to some degree, it will never happen in the same way it did 50 yrs ago. In any case, leaving a neighborhood because someone of another color moves in is your stupidity, and has nothing to do with the new neighbor.

-Why is it then that when these neighborhoods turn over they do so when white people move in? Again, white folks dont move out of neighborhoods that turn over. Black people do move in and white people dont always move out...but this is happening in neighborhoods that were once family oriented to a certian point with a specific race living there...usuall of the lower class.

"Its the same the other way. If all white people move in the black people move out."
Ridiculous - I'd like one example of that.

-Look at Bed Sty. If you were a black family, why would they want to raise a family around a bunch of mostly white hipsters? Eventually all their African stores will be gone...unless the hipsters want African braids...?

"Look at Bensonhurst...its like Chinatown here and all the white folks are moving out. Thats why Im looking for a house not in Bensonhurst!" Your racism is showing. You need to move to Idaho to some Aryan Nation compound. All of New York has a minority presence, although there may be some isolated spots on Staten Island that are still all white. Take your absurd racial theories and move there. Hopefully they don't have internet access.

-PLEASE! Again, you have no idea. Have you ever been to Bensonhurst? Have you ever been to 12th ave and 60th st? I am not racist. You are interpreting me incorrectly. I just dont appreciate the was these people act and live. Dont talk to me until you leave your little neighbor hood.

Thanks you! Peace Love and Happieness.

Posted by: dssguy99 at March 13, 2008 11:56 AM in response to GENTRIFICATION

I dont think Bed Sty will ever really turn over. Where will all the black people go? I think its a good place for them there...its their community, all the power to them. Its become a half decent place..better then other places where black people live. Im white and if I was a black dude in Bed Sty I would be rolling my eyes if a white guy moved onto my street. Just like it always is in NYC...if a black guy moves into a white neighbor hood slowly the white people move away and more blacks move in. Its the same the other way. If all white people move in the black people move out. Look at Bensonhurst...its like Chinatown here and all the white folks are moving out. Thats why Im looking for a house not in Bensonhurst!

Posted by: dssguy99 at March 13, 2008 8:48 AM in response to GENTRIFICATION

Its not necessarily "gentrification"...it more has to do with the way technology, transportation and other modern day availabilitys progress. Years ago all the Italians moved here and could have cared less about Park Slope...they wanted to be in Bensonhurst in their little community. Now everyone wants be be in cooler areas where there are great varietys of restaraunts and other fun things that didnt exist years ago.

Posted by: dssguy99 at March 13, 2008 8:30 AM in response to GENTRIFICATION

By the way...Im a business owner and a producer. I have no idea how most people can afford them 1.50 million Brownstones unless they make big money...I dont think being a lawyer at a mom and pop firm would allow most people to buy those...most probably inherited the money...you need a big chunk of money to put down to buy something that expensive. I dont see how one could do it if they didnt own a business.

Posted by: dssguy99 at March 13, 2008 8:20 AM in response to GENTRIFICATION

Its up to you where you want to live. I wouldnt live in PS...too many yuppies and food freaks. If thats your thing then all the power to you. So I see why you moved away...you may not have liked that. I personally like Bay Ridge...but all the posters in here say people from Bay Ridge are racist bigots. Oh well. If you live in Westchester you can have a nice piece of land, but you dont have access to all the restaraunts, bars, and easy access to the city (dont break my balls about how Bay Ridge is miles outside the city). Remember, this forum is for people who are interested in Brownstones and other styled architectual homes like Victorians (thats my thing). So if you are trying to ask your question you are in the wrong place...you arent gonna find any brownstones in Westchester. Years back the people who liked brownstones couldnt afford Brooklyn Heights and didnt wanna live in the hood of Bed Sty with Biggie so they moved out of NY all together to look for a Victorian or something. Now things have changed. Biggie is dead and Bed Sty is changing (although you couldnt pay me to live there...all the power to the people who do and help change that place from the rat hole it was).

Also you point out that only "white" folks move to PS. That is true...all the hood rats are gone...now its yuppies. You all say Im racist all the time...yet none of you were living there when there were people of other color there. You all are hating on me all the time saying "dssguy99 cant afford anything expensive"...You'll see...give me 6 months, Ill buy a mansion Vic in Bay Ridge and you all will be like "damn...dssguy99 was for real". Of course I doubt I will tell everyone which house I bought because you would all probably show up at my door to kick my ass. lol.

Posted by: dssguy99 at March 13, 2008 8:13 AM in response to GENTRIFICATION

true! and Im not Nycityguy9.

Posted by: dssguy99 at March 4, 2008 7:12 PM in response to Is this house worth 2.8???

You need to put a bucket of water by your heater or put something filled with water on top.

For the too hot-too cold...I know what you mean. In my building the heat was set to 72. It would come one for 20 minutes then go off. ...an hour later it would come on for 20 minutes then go off. it was never over powering and always kept the place nice.

...THIS YEAR...my building was bought by "new people" (I dont feel like getting into it now). They set the thermostat at 73. The problem is that the building can maintain nice at 72...but to stay at 73 means it has to be on way too long....this means it is on 1-2 hours at a time...by the time it shuts off, the next cycle is sceduled and it comes on again. The building is not all that greatly insulated because the building will not stay at 73...always 70-72. So this results in way too hot nights...and during the day they lower it so low that it gets freezing.

I think the trick is to find that "magic" temperature and set it there...one degree higher will result in weight loss.

Posted by: dssguy99 at February 29, 2008 10:14 AM in response to I hate force hot air heat -

I know this kid Sal...and the chinese mafia...lol

Posted by: dssguy99 at February 28, 2008 6:14 PM in response to DOB Stop Work Order - what to do?

Now Im just haveing fun with it. As you see we are looking for a rather luxurious home, yet the search is going nowhere.

Posted by: dssguy99 at February 27, 2008 4:58 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

All while I made $30,000 ,...good deal!

Posted by: dssguy99 at February 27, 2008 4:54 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

wow...you really have nothing better to do.

Posted by: dssguy99 at February 27, 2008 4:02 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

That explaines this MESS.

Posted by: dssguy99 at February 27, 2008 2:44 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

But why do you all keep coming in here to read the posts. Why dont you just look at other posts? Its a free country right?

Posted by: dssguy99 at February 27, 2008 1:33 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

Ok, so you all want me out. Ill leave and never come back. Ill move to China....I give in.

Posted by: dssguy99 at February 27, 2008 1:16 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

Come on dude...this is a real post...its just gone out of controle!

Posted by: dssguy99 at February 27, 2008 1:00 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

Maybe its the rat on my block...they call this kid Sal "the Rat" because he had something to do with Sammy the Bull going to Arizona.

Posted by: dssguy99 at February 27, 2008 12:50 PM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

Thanks for your advice. You are a solid brownstoner contributer.

Posted by: dssguy99 at February 27, 2008 11:43 AM in response to New Chinese landlord...lots of mice...and they dont care. PART TWO

Nah....the owner lives in the basement. They have I dont know how many people living there. Its so crazy...why would anyone want to live with so many people?

Posted by: dssguy99 at February 26, 2008 7:34 PM in response to New Chinese landlord...lots of mice...and they dont care.

no one is racist here dude...just a little fun in the sun.

Posted by: dssguy99 at February 26, 2008 5:24 PM in response to New Chinese landlord...lots of mice...and they dont care.

5;14 is right on!

We had cats on the street but someone called the ASPCA and they came and took them away. Cats rock. I need to get more cats around here...thats all I needed to know.

Posted by: dssguy99 at February 26, 2008 5:22 PM in response to New Chinese landlord...lots of mice...and they dont care.

Where is that thread....I want to see it. There are tons of Chinese in Bensonhurst. You all better hope they dont come to Park Slope.

Posted by: dssguy99 at February 26, 2008 5:13 PM in response to New Chinese landlord...lots of mice...and they dont care.

And how many times did you get robbed 5:09? I never got robbed here.

Posted by: dssguy99 at February 26, 2008 5:10 PM in response to New Chinese landlord...lots of mice...and they dont care.

You are all calling me racist...my wife is half Chinese. Im just telling you they are Chinese because everyone knows how Chinatown looks like...and the landlord made a connection to Chinatown.

Posted by: dssguy99 at February 26, 2008 5:08 PM in response to New Chinese landlord...lots of mice...and they dont care.

This WAS a real post...now Im taking offense from all the people coming at me here. By the way...Park Slope was a ghetto a few years back....none of you would have lived there then. You are all like nomads...live where you can because its cool at that time. Why didnt any of you live in Dumbo or Park Slope 10 years ago? Because your all nomads...you'll live in NYC for your short time and then will move somewhere else. So dont tell me anything about people from Bensonhurst or Bay Ridge. Become a real New Yorker and then talk to me.

Posted by: dssguy99 at February 26, 2008 5:00 PM in response to New Chinese landlord...lots of mice...and they dont care.

So whats wrong with Bay Ridge now?

Posted by: dssguy99 at February 26, 2008 4:56 PM in response to New Chinese landlord...lots of mice...and they dont care.

And by the way...whats wrong with Bensonhurst? One poster thinks Im racist...but you have something against people from Bensonhurst? You probably never even met someone from Bensonhurst....and even if you did, what makes them so sub human to you?

Posted by: dssguy99 at February 26, 2008 4:53 PM in response to New Chinese landlord...lots of mice...and they dont care.

You people are unreal...what a stupid thing to say ". It's not your apartment or your street. You never owned the street and if you wanted to own your apartment, you should have outibid the current owners when the "nice Italian man" sold"

...lol. You dont think I realize that? I just like where I live. Im not racist...I just dont want to live in a house with Chinese people who think its ok to live with mice. Wouldnt you be upset?

Posted by: dssguy99 at February 26, 2008 4:50 PM in response to New Chinese landlord...lots of mice...and they dont care.

Tonights dinner is some terrible smelling fish...its coming into my apartment from under the door. So much for the baked ziti with caprese we were planning on having.

Posted by: dssguy99 at February 26, 2008 4:43 PM in response to New Chinese landlord...lots of mice...and they dont care.

Who can we call?

Posted by: dssguy99 at February 26, 2008 4:23 PM in response to New Chinese landlord...lots of mice...and they dont care.

It makes no sense to move if we are looking for a house...We want to move asap...there is just nothing on the market.

Posted by: dssguy99 at February 26, 2008 4:17 PM in response to New Chinese landlord...lots of mice...and they dont care.

I said Chinese family of some sort because I am asked to write my check out to a different name every month...I dont know if this is a family or a bunch of friends. They dont speak to me.

Posted by: dssguy99 at February 26, 2008 4:12 PM in response to New Chinese landlord...lots of mice...and they dont care.

No, this is a real post...I found this site because we are looking to buy a Victorian.

Easy for you to say to go look for a different place. Dont you think that if you lived somewhere for so long and became good friends with people on your street that you would be upset also?

Posted by: dssguy99 at February 26, 2008 4:11 PM in response to New Chinese landlord...lots of mice...and they dont care.

Ok...all Im saying here is personally Im looking to spend some serious money on a Victorian...Im not even from NY so im not into the local crowd thing so dont thing Im some sort of street punk. We like to travel so I need a car. I like to play wiffelball/basketball and want a pool, so I want a yard. You cant get this in most neighborhoods...so what should we do? I dont want to live in Long Island or NJ because I moved to NYC to get away from that. I really do know 2 people who got mugged in Ditmas. However, I actually went to 4 open houses their today. Is there something I dont know about Ditmas? Im really not racist but the place just doesnt seem so safe. Houses we are looking at are from 1 million - 2 million. I dont want to make a bad purchase.

Posted by: dssguy99 at January 13, 2008 10:26 PM in response to Where should we live?

No, I didnt go to school in Bay Ridge...but I would send my kids their. Also, Im not a republican...Im actually a strong liberal...I like the Bay Ridge vibe...Its a real neighbor hood. Any other place you will have people coming and going on a daily basis. Park Slope is great and all but I dont want to live next door a bunch of health freaks.

Posted by: dssguy99 at January 13, 2008 10:14 PM in response to Where should we live?

I know 2 people that got mugged in Ditman...not a place I would live. You go live there with all your mix of people. Besides...there is nothing to do there...maybe go hang out on Coney Island Ave with a bunch of Pakastanies.

Posted by: dssguy99 at January 13, 2008 5:13 PM in response to Where should we live?

Ditmas Park is changing...thats why there are so many homes for sale. I wouldnt raise my kids there.

Posted by: dssguy99 at January 13, 2008 10:05 AM in response to Where should we live?

Responses to Author's Forum Comments

Slopefarm - glad to hear it worked out. Give a call sometime - I'd love to see the work you've done at your place.

Posted by: SenatorStreet at March 25, 2009 12:39 PM in response to Stop Work Order: I'm an Idiot

Most importantly ... who ratted you out?

Neighbors can be such sh*theads about this stuff. If it's threatening th estructural stability of your house, etc. ... fine, but otherwise, STFU and spread your bad karma elsewhere.

Posted by: Mr Joist at March 25, 2009 2:27 PM in response to Stop Work Order: I'm an Idiot

The rigid insulations are usually 3-5 per inch. Your spray insulation guy was probably either knocking a competitor, or referring to the air seal. Some spray foam insulations form an impermeable vapor barrier that contributes greatly to its ability to stop heat penetration through air movement, which rigid foam, fiberglass, or denim, does not.

Having said that, 4 inches of rigid on the exterior is a lot. Usually one would use an inch or two on the outside, in addition to the stuff between the studs. If you're using masonry, a couple inches on the exterior and some on the interior between the furring strips is usually sufficient.

While it's great to superinsulate a home, there is a point of diminishing returns after which added insulation does very little relative to its cost.

Jim Hill, RA, LEED AP
Urban Pioneering Architecture

Posted by: JimHill at November 2, 2009 10:13 AM in response to R Value of Stucco Styrofoam?

But I assume that if there is a 4 inch of rigid it will add to the total insulation R vallue, which is a good thing.

Posted by: dssguy99 at November 2, 2009 12:04 PM in response to R Value of Stucco Styrofoam?

4" will clearly insulate better than 2". BUT...
Be careful here. Make sure you are getting a true stucco finish. Lathe, brown coat, scratch coat, and finish coat. This would have about 7/8" inch of stucco (cement) thickness.
There are other systems where a thin stucco finish is blown onto insulation and troweled. This is called EIFS (exterior insulation finish system) and is of dubious quality particularly when durability is required.

Posted by: HDL at November 2, 2009 1:12 PM in response to R Value of Stucco Styrofoam?

Posted by: dssguy99 at November 2, 2009 2:00 PM in response to R Value of Stucco Styrofoam?

The sample will look great and you're right most new houses are done this way. But traditional stucco done properly is a far more durable choice. I'm sure the product website shows some SoCal subdivision of taco bell like homes with red tiled roofs. Its very popular in temperate climates especially when trying to recreate that "southwest" look.
EIFS's shortcommings are in durability and in accommodating movement in larger scale applications and remaining waterproof. If you are going to use it in the city I would stay away from ground floor applications that are prone to gardeners, snowblowers. garbage cans, vandalism, etc. Also if your neighbor's kid like to throw around a baseball or practice their chip shot you may have some concerns.

Posted by: HDL at November 2, 2009 2:13 PM in response to R Value of Stucco Styrofoam?

HDL-

Posted by: dssguy99 at November 2, 2009 2:41 PM in response to R Value of Stucco Styrofoam?

sorry...that is brick for the first floor exterior and stucco for the 2nd and 3rd floor exteriors.

Posted by: dssguy99 at November 2, 2009 2:42 PM in response to R Value of Stucco Styrofoam?

vinca's concerned that you have a lack of basic knowledge about what is going on. As in, oh, they're supposed to be using 2x6's and I just realized they're using 2x4s? You should forget about the interior designer and get your architect to see what is going on before you have serious problems down the road.

BTW, I assume there were plans. Did the plans spec 2x4s or 2x6s?

Posted by: denton at November 3, 2009 8:04 AM in response to 2x4 Framed House