Accurate Builindg Inspetors in Brooklyn.

Posted by: edkopel at November 20, 2009 9:30 AM in response to engineer inspection

Trust your engineer. Its likely his/her firm has more experience with these agreements than your lawyer. Editing an AIA is no big deal especially since it can be purchased in digital, editable form. Ed Kopel Architects

Posted by: edkopel at November 20, 2009 9:29 AM in response to AIA contracts

$250
Ed Kopel ARchitects

Posted by: edkopel at November 20, 2009 9:25 AM in response to Credit for bathroom mirror

Do you already have a gas line for cooking? If you dont, youll need a licensed plumber to file for and install one. Ed Kopel ARchitects.

Posted by: edkopel at November 19, 2009 8:47 AM in response to Need new range installed

As long as its a NYC Approved fire gate, it's legal and meant for exactly this purpose. Ed Kopel Architects.

Posted by: edkopel at November 19, 2009 8:46 AM in response to Bars on Fire Escape Windows

Try Design Within Reach: www.dwr.com. Ed KOpel Architects, PC

Posted by: edkopel at November 19, 2009 8:45 AM in response to Apartment Door Numbers

Contact the fire department as well.

Posted by: edkopel at November 18, 2009 10:41 AM in response to Question about DOB Violation

Call Devin at Brooklyn Insulation and Soundrproofing. He just blew R-38 spray cellulose into the rooftop ceiling of my brownstone. It has made a considerable differnce -- just like putting on a hat does. It cost $1250. Do the roof firs -- more bang for your buck. Ed Kopel Architects, PC

Posted by: edkopel at November 18, 2009 10:38 AM in response to Blown-in Insulation

Yes, this is standard but the amount is open to negotiation. Ed Kopel ARchitects

Posted by: edkopel at November 17, 2009 5:46 PM in response to Retainer for architect

To remove the stop work order you will need to schedule an inspection of the property with the city. Ed Kopel Architects

Posted by: edkopel at November 17, 2009 5:45 PM in response to DOB Audit

As jcarch said, you'll need a landing. Regardless of the C of O and as a matter of safety, I recommend a fire rated division - vertical and horizontal - between the two units. Ed Kopel Architects, PC

Posted by: edkopel at November 17, 2009 10:31 AM in response to Door Placement Code

Any competant carpenter can install a tin ceiling. Usually, a layer of plywood is attached to the joist or the existing ceiling to act as a nailer. I'd allocate $10/sf to furnish and install the appropriate substrate and finish ceiling. Ed Kopel Architects, PC

Posted by: edkopel at November 17, 2009 10:28 AM in response to Tin Ceiling Installation?

Any competant carpenter can install a tin ceiling. Usually, a layer of plywood is attached to the joist or the existing ceiling to act as a nailer. I'd allocate $10/sf to furnish and install the appropriate substrate and finish ceiling. Ed Kopel Architects, PC

Posted by: edkopel at November 17, 2009 10:27 AM in response to Tin Ceiling Installation?

Yes, I just worked with Verizon and Time Warner to remove all the cabling and bury it underground. Start with Verizon. Call Tony Herron 718.624.4264. Keep records. If they are non-responsive, try again, and then contact the NYS Public Sevice Commission to initiate a complaint. That's what finally worked for me. It took me 7 months to have the work completed. After Verizon, then contact Time Warner. They're a bit faster but still difficult to work with. Follow the same protocol. Ed Kopel Architects, PC

Posted by: edkopel at November 17, 2009 10:24 AM in response to Removing Unsightly Wires?

Make it out of something non-combustable and rot resistant like ipe. Ed Kopel Architects

Posted by: edkopel at November 16, 2009 5:19 PM in response to Garbage Shed Recos?

Are you a banker?

Posted by: edkopel at November 16, 2009 5:18 PM in response to 10% off in Lowes

I budget jobs all the time.
Develop a detailed Scope of Work.
Provide line item numbers for everything on that Scope.
Create a subtotal.
Add 21% to cover General Conditions, Profit, and Overhead.
Include Professional fees.
Add everthing together and multiply by 1.2 to allow for a 20% contingency.
Call me if you would like help. Ed Kopel Architects, PC

Posted by: edkopel at November 16, 2009 5:17 PM in response to Need help

I agree with Mr. Dahill. Check with your insurer about the implications of using a building in a way not reflected on the C of O. Ed Kopel ARchitects, PC

Posted by: edkopel at November 12, 2009 11:57 AM in response to 2-family vs single?

Structural damage, concealed by the Seller, sounds bad and would lead me to scrutinize every component of the transaction. Ask the structural engineer if the joists will need to be replaced or if he thinks new joists can be sistered to the existing ones to provide additional strength. Once you have an idea of what needs to get done, get a firm quote from a reputable contractor. The quote should include the demolition and repair (possibly roof replacement)required to achieve the structural repair. This could easily cost tens of thousands of dollars. Ed Kopel ARchitects, pC

Posted by: edkopel at November 12, 2009 11:56 AM in response to Fire damage to roof

Same problem, every day.

Posted by: edkopel at November 12, 2009 11:50 AM in response to Sign-in problems

The best scenario is to have all the punchlist items completed prior to closing. The real question for me is whether the space in its current configuration is substantially complete meaning that it can be used for its intended purpose. To that end, the all the appliances should be hooked up and tested. I would advise against goint to contract until substantial completion (and an amended C of O, if applicable) is obtained. Ed Kopel Architects.

Posted by: edkopel at November 12, 2009 11:49 AM in response to Punch List Questions

Replacing the windows in-kind does not require a permit though if the building is a landmark or a landmark district you'll need to file with the Lanmarks Preservation Commission. Ed Kopel Architects, PC

Posted by: edkopel at November 12, 2009 11:35 AM in response to Replacing Windows

Replacing the windows in-kind does not require a permit though if the building is a landmark or a landmark district you'll need to file with the Lanmarks Preservation Commission. Ed Kopel Architects, PC

Posted by: edkopel at November 12, 2009 11:35 AM in response to Replacing Windows

This work needs to be filed with the Building Department by a NYS licensed Architect or Professional Engineer. Ed Kopel Architects, PC

Posted by: edkopel at November 12, 2009 11:31 AM in response to Cellar Access Steps & Hatch

Fourteen hundred is inaccurate and erroneous.
For professional engineering services ontact Shelly Pulaski, PE at 718 253 7366.
For the work itself, contact John Sullivan at 718 499 5100.

Ed Kopel Architects, PC

Posted by: edkopel at November 11, 2009 5:37 PM in response to Cost to Install Beam

Try the Ubell's at Accurate Building Inspectors in Brooklyn. They're very knowledgeable and on NPR. Ed Kopel Architects.
Regardless of whom you choose, make sure that you are present and that the inspector sees and checks everthing.

Posted by: edkopel at November 9, 2009 7:17 PM in response to Recs for Engineer Inspection

Once the planks are removed and before the subflooring is installed, provide sound attentuating insulating batts. You may also consider additional cork underlayment between the subfloor and finish floorin for additional soundproofing. Ed Kopel Architects, PC

Posted by: edkopel at November 9, 2009 7:15 PM in response to New Subfloor Under Wide Plank

The owner and the Architect (not the just the expeditor acting alone) should make an appointment with the plan examiner and then work your way up the chain of command. However, it seems that what the DOB is asking is fair. Ed kopel Archtects, pC

Posted by: edkopel at November 9, 2009 11:01 AM in response to Stairs to Roof - Change C of O?

From the day you hire the architect, allow 10 months or so to completion. Ed Kopel ARchitects, PC

Posted by: edkopel at November 9, 2009 10:58 AM in response to 2 Floor Gut Reno - How Long?

Ed Kopel Architects, PC. 718 237 0162

Posted by: edkopel at November 9, 2009 10:55 AM in response to Design Help for Small Bathroom

That's great that you're trying to sell it yourself. What I have done in the past is to advertise a weekend open-house in the NY Times and on www.nytimes.com. Its worked for me! Ed Kopel ARchitects

Posted by: edkopel at November 6, 2009 12:45 PM in response to Where to Post to Sell Condo?

Use copper.

Posted by: edkopel at November 5, 2009 4:31 PM in response to Pipe Sizing

Chubb offers the most expensive and comprehensive policies available. As a brownstone owner who's had more than one trip and fall, they're the only choice.

Posted by: edkopel at November 4, 2009 8:32 PM in response to home owner's insurance

Excavations need to be filed with the building department. Ed Kopel Archtects

Posted by: edkopel at November 4, 2009 5:15 PM in response to Excavation - Who to ask?

I'm not sure why the brick needs to be sealed. Are the bricks turning to dust? Is the mortar intact? Since its indoors, weather should not have an effect. Ed Kopel Architects

Posted by: edkopel at November 4, 2009 5:13 PM in response to Sealing Brick Fireplace

If you choose to paint, make sure that the existing cabinetry is prepped correctly to receive the new paint. You may need to strip, abraid and prime it. Ed Kopel Architects

Posted by: edkopel at November 4, 2009 5:11 PM in response to Kitchen Cabs repainting?

You'll need to change the C of O and the requirements will be significant since your home will now be a multiple dwelling. And, yes, all the doors will need to be 34". Ed Kopel Architects.

Posted by: edkopel at November 4, 2009 5:10 PM in response to DOB Regulations Query

Your complaint interests me because I just had a similar experience with the same company. I called them on a Saturday for a leaky toilet and they told me that their hourly rate was regularly $160 but because it was a Saturday, it would be $240 per hour with a $175 minimum. Needless to say, I thought that was agressive and had it repaired by John Hlad for $150 the same day. Aladding are good plumbers but there are plenty good ones out there.

Posted by: edkopel at November 4, 2009 5:07 PM in response to Cost of Plumbing for Washer?

Yes, you will need a new Certificate of Occupancy and getting one is a fairly lenghy process with many variables. You will be able to do what you want but it will take some time and negotiation. Ed Kopel Architects

Posted by: edkopel at November 3, 2009 10:40 AM in response to C of O Change

Using 2 x 4 ' s on exterior loadbearing walls is unheard of these days. Its not just an issue of insulation (which I dont know how you can achieve in such a narrow cavity) but one of strength. Was the builder inexperienced or just cheap?
Ed Kopel Architects, PC

Posted by: edkopel at November 2, 2009 8:12 PM in response to 2x4 Framed House

Try Frank Collonase at 718 813-8377. Honest, reliable, fair. Ed Kopel Architects, PC

Posted by: edkopel at November 2, 2009 12:32 PM in response to Looking for Fix-It Suggestions

Wood is fine on a property line it just needs to be a non-combustible species such as ipe. In my experience filing projects as such with the buildnig department, there is no differentiation for structural or non-structural wood within the three feet. Ed Kopel ARchitects

Posted by: edkopel at November 2, 2009 12:27 PM in response to Excellent Landscape Designer!

Norwegian Wood is quite good too
Ed Kopel Architects, PC

Posted by: edkopel at November 2, 2009 6:26 AM in response to Great Floor Contractor

Thanks for the reference.
I'm wondering, since it looks like you have a cedar fence around the perimeter, how did you avoid the code requirement for non-combustable materials within three feet of a property line?
Ed Kopel Architects, PC

Posted by: edkopel at November 2, 2009 6:24 AM in response to Excellent Landscape Designer!

Perhaps there is a way to artfully place rigid, surface-mounted couduit. Sometimes conduits can be hidden behind moldings: crowns, bases, frames, etc. Also, bring in another electrician and see what he/she says. Ed Kopel Architects.

Posted by: edkopel at November 1, 2009 10:06 AM in response to No Light Switches

Bid to at least 3 contractors so that you can get a real idea about price. Ask the contractors how many man-days the work will require. Ed Kopel Architects, PC

Posted by: edkopel at October 30, 2009 9:30 AM in response to Brownstone Ethernet Network

The best reasonably priced painter is a Yale Art School grad named Eric Hibit. He lives in Brooklyn.
Ed Kopel Architects, PC

Posted by: edkopel at October 30, 2009 9:17 AM in response to Perfectionist Painter

No, I have not. But follow these rules:
Due diligence including: speaking to former customers; visiting completed jobs that are similar to yours; checking his license and contacting consumer affairs.
Get everything in writing.
Provide a deposit no higher than 20% of the construction cost.
Set up regular payment intervals based upon the percentage of completion and materials stored to date.
Withhold 10% retainage until substantial completion.
If the contractor's not performing at the beginning cut your losses and fire him.
Ed Kopel Architects, PC

Posted by: edkopel at October 30, 2009 9:15 AM in response to Salem Darrow

Colors are funny in that a small sample never reflects what the color will look like over the entire surface. I recommend that after you've chosen a color and a finish you have the painter paint a 4' x 4' minimum swatch adjacent to any bordering materials. This is the only way to make a choice. Ed Kopel Architects

Posted by: edkopel at October 29, 2009 5:47 PM in response to Yellow With Wood

Speak to brokers but consider selling it yourself. I'd commit to one or two NYT advertised open houses and if you dont get enough interest, engage a broker. Do not do an exclusive. All fees can be negotiated. Six percent is customary but 4 to 5 percent is common. Ed Kopel Architects, PC

Posted by: edkopel at October 29, 2009 9:35 AM in response to First Time Seller

If You Need A Good Electrical Contractor I recommend
RIC-INSTALLATION You Can Reach Them @ 347-512-4869 Ask For Erick

Posted by: OldManSam at November 20, 2009 1:43 AM in response to Need help

If You Need A Good Electrical Contractor I recommend
RIC-INSTALLATION You Can Reach Them @ 347-512-4869 Ask For Erick

Posted by: OldManSam at November 20, 2009 1:44 AM in response to Need help

$185

Posted by: daveinbedstuy at November 20, 2009 9:35 AM in response to Credit for bathroom mirror

Try www.mosaicnumbers.com hand-made marble mosaic
They look Great.

Posted by: JackA at November 20, 2009 9:51 AM in response to Apartment Door Numbers

PV, eman has a good point though. I've never seen a vanity jammed up against a drop in tub. Design issues? Bad construction? How do you take a shower w/o the whole place being soaking wet? Doesn't seem as if there is room for framless glass dorrs or a shower curtain.

Posted by: DeLepp at November 20, 2009 9:59 AM in response to Credit for bathroom mirror

Just an FYI, all: the seller & I aren't bickering. He's being cool, I'm being cool. I just honestly don't know what the damn thing is worth, and the chip is really bad. The seller admitted right away that he couldn't fix it and he OFFERED the credit. He told me to name a price. I'm just trying to do that.

DeLepp, I'm not saying eman isn't entitled to an opinion, I'm just saying it had nothing to do with my post.

PV

Posted by: PropertyVirgin at November 20, 2009 10:33 AM in response to Credit for bathroom mirror

It's just that the shower has no curtain or glass. This would look great with a fixed piece of glass running from the wall to just beyond the sink, leaving enough room for entry on the far end.

Also, a double sliding door would work as well. I think it's a nice look. Try and go with the custom glass installation and it'll look fantastic.

Posted by: daveinbedstuy at November 20, 2009 10:34 AM in response to Credit for bathroom mirror

Thanks, DIBS -- a fixed piece of glass next to the sink was exactly what I was thinking, and I, too, think it'll look quite nice. :)

Also, thanks DIBS and Ed for your thoughts on price. That is the feedback I'm looking for!

If anyone has thoughts on the countertop, that would be swell, too. Again, seller and I are not bickering -- just trying to name a price for him.

Best,
PV

Posted by: PropertyVirgin at November 20, 2009 10:40 AM in response to Credit for bathroom mirror

If I were happy with the fill job on the countertop I'd not ask for any money but that's just me.

Posted by: daveinbedstuy at November 20, 2009 10:46 AM in response to Credit for bathroom mirror

i'd say get a quote from a handyman for removing the mirror and maybe fixing the wall without gluing on another mirror. as long as the glued on mirror is coming off, why repeat the same headache by doing it again? I think a nice hanging mirror or even installing a flush medicine cabinet might be more attractive. the bigger cost relative to replacing the mirror may be the labor to remove it, depending on how it's glued on and repairing the wall.

Posted by: CG_ups at November 20, 2009 10:48 AM in response to Credit for bathroom mirror