Petebklyn's comments sound on the money to me. Ask your plumber whether you need a recirculating pump to deliver instant hot water to the top floor faucets.

Posted by: grand army at November 20, 2009 11:13 AM in response to Hot Water Problem!

I was in the 1st floor apt of this building when it was being rented about a year ago. As a couple of others have said, this isn't a brownstone but was built at the turn of the last century as a small apartment building with 3 units. The buildings adjacent to it are double-fronted, ie. twice as wide, with 6 apts each. The renovation is very high end (done to the specs of the owner's mother) if slightly old-school. But nothing that a little decorating couldn't fix. Everything is in such good condition (also mechanically) it's an easy bldg to maintain. One drawback is that it's across the street from the Dean St playground which gets noisy on summer weekends because of a youth basketball league that plays there (thought it's a well run group that many locals -- including me -- support). I think you all are low-balling the price. Not a conventional layout but the flexibility could work perfectly for an extended family. And someone could snap it up as a condo conversion. Should go for at least $1.35.

Posted by: grand army at November 20, 2009 11:06 AM in response to House of the Day: 540 Bergen Street

This leaves me teary eyed. It makes up (almost) for the foul desecrations/remuddles so often seen in our boro. Agree with MM: it deserves a "Monty".

Posted by: grand army at November 20, 2009 10:24 AM in response to Development Watch: Turnaround at 424 Waverly Avenue

Haven't you ever noticed the little Hasidim girls in their perfectly matching sweater sets, plaid skirts and sensible wool winter coats? Rather adorable -- reminds me of photos of the British royal family in the 1950s and 60s. Adding Benetton to the mix makes lots of sense if you want to brighten up the colors but keep the same conservative style.

Posted by: grand army at November 20, 2009 10:14 AM in response to Huh? Benetton for Bed Stuy Stretch of Bedford Avenue

Drumskin: It's Brooklyn Heights! Check your comps and I think you'll find this is not unrealistically priced for the neighborhood.

Posted by: grand army at November 18, 2009 6:19 PM in response to House of the Day: 22 Sidney Place

This is utterly charming. It's actually such a relief to see a house that hasn't been completely overdone but just allowed to age gracefully. I complete agree with Maly. Brilliant location -- just needs some updating.

Posted by: grand army at November 18, 2009 4:46 PM in response to House of the Day: 22 Sidney Place

The building on the left was originally a store front. It was pictured in the Prospect Heights House Tour brochure of 2007 in a feature about why landmarking was needed so uregntly for the neighborhood! It was once a quite pretty, woodframe building (in a simple vernacular way) -- now sadly altered. But what's going on next door only adds insult to injury. It's especially lousy when one considers that the new construction and a sympathetic remodelling of the older building could quite easily be undertaken to make both buildings fit in better. But that corner is not landmarked and, as others have already pointed out, has already been desecrated. Too bad so few developers/small time builders give a xxxx.

Posted by: grand army at November 17, 2009 1:16 PM in response to Development Watch: S#!tbox on Underhill

Thanks for the link, Vinca. I'll take a look. I would certainly never advocate for Thoroseal (which does NOT breathe) but I remain skeptical that replacing old brownstone with new concrete is the best solution. And we call all at least agree that it's not the cheapest solution!

Posted by: grand army at November 12, 2009 8:34 PM in response to Brownstone paint

It's a moving sale. The prices are at least 50% too high.

Posted by: grand army at November 12, 2009 8:29 PM in response to Estate Sale

Elizabeth, There are some nice things here but your prices are what I would expect to pay at one of the better antique shops on Atlantic Ave. The difference is that they will often refinish furniture on request to fix marks and blemishes, deliver, make exchanges etc -- and are open standard retail hours. I wonder if you aren't being a little unrealistic thinking you'll get retail prices? Infact, some of your prices are OVER retail (like the pine hutch and the folk art table). I'm a pretty serious antiques buyer and have a good idea what current values are.

Posted by: grand army at November 12, 2009 1:24 PM in response to Estate Sale

We had a slightly different situation. When we renovated, we knew we wanted carpet in the top floor rear bedroom (the guest bedroom immediately above our own bedroom) for better sound insulation. Meanwhile the top floor hall flooring was rotted out because of old roof leaks. So we repaired the beams running under the hall floor, threw out the old rotten flooring, replaced it with the pine planks from the guest bedroom and replaced those with plywood on top of which went the carpet. No-one ever guesses that we repaired the hall flooring because it's the wood we used is the exact same type and vintage.

Posted by: grand army at November 11, 2009 9:25 PM in response to New Subfloor Under Wide Plank

Not trying to be contentious but this issue continues to puzzle me. Vanburen, when you say "real brownstone", I'm assuming you mean a new layer of concrete with details cut into the fresh stucco? Almost no one uses real stone anymore. While brownstone is still quarried, I understand a new stone facade starts at about $100k and goes up from there. So why is concrete preferable to a breathable cement-based coating like Silin Mineral Coatings? Aren't both solutions almost the same -- either way, you are replacing old degrade stone with cement or concrete. It's the just that the paint-like coating is x10 less expensive than a chip-and-redo job. Bear in mind, I'm talking about a specialist masonry coating -- not just paint. Would love to hear opinions about this.

Posted by: grand army at November 11, 2009 7:04 PM in response to Brownstone paint

Can we get back to the house? Firstly, ain't it just mahvelous to see ole Jerry Minsky again looking so air-brushed and pretty. So the parlor floor isn't doing it for me. The new oak flooring laid on the diagonal, combined with the exposed brick walls, feels very 1980s. I'm also suspicious about the lack of kitchen and bathroom photos. And $2,800 for a one-bed rental seems delusional. We get $1,800 for ours in Prospect Heights (new reno, very nr subways, etc). The location is interesting: it's fantastic if you place a premium on proximity to the subway, shops, restaurants and BAM. But maybe not so hot if you prefer a quieter, more "deeper into the hood" vibe that you tend to get a little further north and east.

Posted by: grand army at November 5, 2009 6:12 PM in response to House of the Day: 119 Fort Greene Place

I've been in this line of apts at 75 Henry. Absolutely killer views and -- unlike 1 BBP -- the subway is right there. My friend who owns here has a parking space in the basement and says bldg financials are solid. I don't like the exterior and the common spaces are kinda old school -- if you like the Metropolitan Opera, you'll love the lobby here. I guess you could always replace the floors. The rest looks pretty damn polished to me.

Posted by: grand army at November 5, 2009 3:34 PM in response to Co-op of the Day: 75 Henry Street, #19A

Piss off, stargazer. Gratuitous sexism is so 40 years ago. And infact there are no restaurants and bars on this block. It's just that it's close to Vanderbilt where there are plenty.

Posted by: grand army at November 5, 2009 3:25 PM in response to Price Cuts at 272 St. Marks Avenue

It's a fantastic location amenity-wise: the park, the museum, the botan, Tom's Diner and bars on Washington Ave,Vanderbilt stores & restaurants, 2/3 at Eastern Pkwy and Q at 7th Ave etc. But you know all this. Btw the same avenues, St John's Place is a disaster (drug dealing, gun play, noise, scary dogs) while Sterling Place is picture-perfect house tour porn. So Lincoln Pl is, well, right in the middle -- literally and figuratively. I suggest you go visit tomorrow night and Saturday and judge for yourself.

Posted by: grand army at November 5, 2009 3:19 PM in response to Lincoln Place Block?

As others have pointed out, you have to itemize everything and do the math based on the specifics of the house. That said, at least as a homeowner you have 100% transparency about where your money is being spent and you can make your own decisions about what to prioritize (emergency repairs notwithstanding). It used to drive me crazy in my old coop that the board would one month decide to economize on a roof repair only to have to go back and do it over or select expensive wood replacement windows that required an assessment. And the managing agent fees -- g** knows how they came up with their fee structure. So glad not to face that any more! Also, having rental income changes the whole equation dramatically. Even after paying taxes on that income, we cover all our maintenance costs, property taxes etc.

Posted by: grand army at November 4, 2009 7:15 PM in response to Cost of Owning a Brownstone

The playground isn't going away. It's attached to PS 9. The block certainly isn't the prettiest but it's very convenient to Vanderbilt, GAP, the park etc etc.

Yes, 1842, I believe you're correct that the little woodframe house was early 19th century -- probably right around the date of your handle in fact. A photo of it ran in the 2007 Prospect Heights House Tour brochure which had a feature about landmarking and made the point that buildings like this would have saved from the wrecker's ball had the neighborhood been designated earlier.

Posted by: grand army at November 4, 2009 7:06 PM in response to Price Cuts at 272 St. Marks Avenue

The community garden on St Marks Ave btw Carlton and Vanderbilt is accepting leaves for composting. Bear in mind that if you live in an area within the japanese beetle infestation zone, the city wouldn't have composted your leaves even if the program was still active. But giving them to a community garden is fine so long as it's local to your address.

Posted by: grand army at November 4, 2009 6:54 PM in response to Leafing

I believe Housing Works will pick up.

Posted by: grand army at November 2, 2009 6:01 PM in response to Getting Rid of TONS of Books

And btw, the garden looks great. The brick is beautifully laid. Post again next year, BB, once you've done your planting!

Posted by: grand army at November 2, 2009 5:59 PM in response to Excellent Landscape Designer!

Never heard this about wood fences before. That would make about half of brownstone Brooklyn out of code -- including my own back yard!

Posted by: grand army at November 2, 2009 5:58 PM in response to Excellent Landscape Designer!

Try Runtal. They've been around for years and well known in Europe. http://www.runtalnorthamerica.com/steamlink.html

Posted by: grand army at November 2, 2009 5:54 PM in response to Modern Steam Radiators

I can hardly bear to watch this. Hope to hell they don't f*** up that amazing interior. And, yeh Brenda, Edna Lewis was a goddess and one of the finest chefs to ever cook in this town. When she was well into her 70s, she was invited to make the dessert for a banquet in Atlanta. She took the train from NYC with her pie crusts packed in ice in large tea crates. What a dame.

Posted by: grand army at October 30, 2009 10:12 PM in response to Checking In On Fulton Mall Arby's

Isn't this the guy who did the This Old House Prospect Heights project? Looked like a reall ballbuster on the show but that's often a good thing in a GC.

Posted by: grand army at October 30, 2009 10:08 PM in response to Contractor Michael Sheehan?

Thanks, NSS. But actually I already have a rehab center, a homeless shelter, a halfway home, and a Boys Town in my backyard and -- guess what -- they are all perfectly OK neighbors.

Posted by: grand army at October 22, 2009 7:07 PM in response to Confirming New Building Rumors

I'd love to know how you got Marvins for so little, pmm. Where did you but them and who installed them? We were quoted close to $8,000 for two large front parlor Marvin windows by EZ-Tilt in Bay Ridge.

Posted by: grand army at October 22, 2009 3:04 PM in response to Top Energy Improvements?

Mimi, I agree. Unless it's painted -- which one can't always tell from an online photo -- it's looks just fine.

But if money is no object, I would recommend restoring with real brownstone. The swirls and bands of color in natural stone, along with the tell-tale sparkle of mica, give it so much more depth and texture than tinted stucco can ever achieve. And of course it's historically correct. Neighbors in Prospect Heights did this and the difference is huge. Their facade was restored by a firm called Essex Works:

Douglas Schickler Principal
ESSEX WORKS, LTD.
843 Meeker Avenue Brooklyn, NY 11222
p: (718)218-8800 f: (718)218-8048 e:
dschickler@essexworks.com

Also, I believe the original Portland Brownstone Quarry in Portland, CT is still open and producing stone.

Posted by: grand army at October 22, 2009 2:57 PM in response to Major Facade Restoration

Try Das on Cortelyou Rd. He was recommended to me by one of the antique dealers on Atlantic Ave. He did a nice job reupholstering my 1790s English sofa -- a piece I wouldn't entrust to anyone but an expert. You do need to be clear about your expectations about the finished job: eg. the welt style, what materials you want used (I had him use horse hair for the stuffing because it's traditional for something of that age).

Posted by: grand army at October 22, 2009 2:43 PM in response to Re-upholsterer for Old Settee

303 and 305 St Marks are both very unusual properties and really not typical of the rest of the block. 303 is a new-build townhouse from about 2004, previously owned by the architect who built it. 305 is a very cool conversion of a former small warehouse-cum-carriage house. Both were featured in Fine Homebuilding magazine. The rest of the block is a mishmash and includes a parking lot, an auto repair place (NOK -- actually a brilliant place to get your car fixed), a building lot, some shabby little frame houses and a couple of large, stable coop buildings at the corner of Underhill. It's actually quite a convenient location, if a bit of a hike from the subway.

Posted by: grand army at October 21, 2009 6:19 PM in response to 324 St. Marks Launches

Where would you like the rehab center to go, NIMBY?

Posted by: grand army at October 20, 2009 6:47 PM in response to Confirming New Building Rumors

Nehemiah is a real beacon. This is how affordable housing should be done. Everybody deserves to have access to good housing. The education this program offers makes sure the folks who get to buy these homes can continue to hold them for many years. Meanwhile, they become anchor residents in a revitalized neighborhood. It's a win-win.

Posted by: grand army at October 20, 2009 6:45 PM in response to East New York's Nehemiah Housing Proving Resilient

Yuck. We dodged the bullet on that one.

Posted by: grand army at October 20, 2009 6:35 PM in response to What Could Have Been on Flatbush

Marvin windows DO cost that much! Not sure why, but possibly because they are installed brick-to-brick, ie. they are not just an insert but include completely new framing. I have often wondered why they cost so much but I can say from personal experience that new windows installed into old frames (I have Pellas) don't always work as well as they should.

Posted by: grand army at October 20, 2009 6:24 PM in response to Top Energy Improvements?

I looked for literally years without success. Refused to have a custom one made because of the crazy price. Ended up buying one in the UK when visiting family. Perfect size, lightweight (carried it on the plane), cost about $20. Of course I realize that's no solution if you're not traveling to Blighty any time soon but the small ones are incredibly hard to find. Maybe one of the ironworkers over on 3rd Ave could you make you one up from a drawing?

Posted by: grand army at October 19, 2009 5:49 PM in response to Need Small Fireplace Screen

We also hired Andre from A&A and were pleased with the work he did. Infact we had to call him back to fix a mistake but he did come back -- more than once. Unfortunately it involved re-opening the chimney to plug a hole in the smoke chamber but he did fix it. I mention this because while in an ideal world it would have been done right the first time, it's reassuring to know that he won't disappear on you if there is a problem.

I also strongly recommend that you do careful research before restoring your fireplaces to woodburning. There are a lot of safety issues to factor in and -- surprisingly -- many brownstone fireplaces weren't build for the very hot temperatures created by woodburning. Some only burned coal. Other were used as hot air vents and their appearance was otherwise purely decorative. Professional advice is probably the wisest choice.

Posted by: grand army at October 15, 2009 7:22 PM in response to Chimney Liner Advise

Very large windows are over-rated. It's expensive to find shades or curtains for them and many people compromise with butt-ugly window coverings. Ever looked up at some of the new condos in Billyburg or Prospect Heights? Hideous vertical blinds in some; sheets (apparently) in others. Ugh! They are also decidedly energy inefficient: too hot in summer, too cold in winter.

This looks just fine. I might prefer something bold and modern to shake up the streetscape but if you can't afford to do modern well, this is a good alternative and an appropriate fill-in building.

Posted by: grand army at October 14, 2009 1:27 PM in response to 2 Lefferts Comes Into Focus, Exceeds Expectations

The non-affordability of Ratner's "affordable" housing has been long apparent to anyone who bothered to drill down into all the verbiage that has been published over the years AY has been brewing. Too bad some of you find it to be such a bore.

Scheff: Don't be put off by these tiresome cynics. They are too stupid and lazy to care what happens to their tax dollars or their city. Keep posting about AY. One day we'll look back with shame at our complicity over this absurd, rotten scheme.

Posted by: grand army at October 8, 2009 6:08 PM in response to Omissions and Lies in Atlantic Yards Study

Hi Brooklyn Greene,

I believe tix for the Prospect Heights House Tour are already on sale at The Forest Floor, 659 Vanderbilt Ave. Tour is 12 noon to 5pm on 10/18.

There are some great homes on the tour: brownstones (traditional, modern, and in between), apartments (pre-war and new condos), and a 100ft deep artist's studio with living quarters upstairs.

Always a very friendly, laid-back vibe to this tour. And all the money goes to community programs so it's an important fund-raider for the neighborhood.

Hope to see you there!

Posted by: grand army at September 30, 2009 4:51 PM in response to Last Week's Biggest Sales

I live in a brownstone too, 11217, but I'm unequivocal in my love for the way OPP completes the eastern side of Plaza St and the energy it brings to GAP. When I get to be 65 or older I reckon I'll be pretty thrilled to say goodbye to all the stairs! Btw, the foyer of the building will be a rest stop on the Prospect Heights House Tour, coming up on Sunday October 18.

Posted by: grand army at September 30, 2009 1:09 PM in response to Last Week's Biggest Sales

Now's the time for a banker still pulling down those crazy bonuses to take this on as a labor of love. Deep pockets. That's the only way this can work. But really, what's $1.5 mil (or less) to save a beautiful antebellum house with a perfect view of the NYC marathon route? Give it to your "arty" 22-yr-old kid as a college graduation gift. It would be one sweet house if done properly.

Posted by: grand army at September 30, 2009 12:55 PM in response to House of the Day: 329 Adelphi Street Reduced

I kinda loved the article in the NYT about On Prospect Park. It sounds like the residents are working hard to establish a community in the building and I was touched by the stories of grandparents moving to the city to be near their kids and grandkids. Whatever the apartments are worth or not worth, it's an amazing building and the new owners are clearly into the architecture. Good for them! Sometimes it's necessary to get beyond schadenfreude.

Posted by: grand army at September 30, 2009 12:41 PM in response to Last Week's Biggest Sales

There are common solvents to remove lacquer, the commonest of which is called lacquer thinner aka acetone. As for dulling, many agents will work (besides expensive "dulling" solutions -- just an excuse to charge you up the wassoo) and I've always been happy with the results I've gotten from using -- no kiddin' -- oven cleaner.

Posted by: grand army at September 27, 2009 9:29 PM in response to Toning Shiny Fixtures Down

I know that building. It's always struck me as a poorly run facility with shifty employees more interested in wolf whistling local young women than getting on with their work. That aside, you should of course call 311. But also try contacting PHNDC, the local Prospect Heights civic organisation, via their website at phndc.org. I believe they are pretty well connected with city agencies and local pols. Can't hurt to ask for their help.

Posted by: grand army at September 27, 2009 9:22 PM in response to Loud Noise From HPD Building

I was there last w/e helping them set up. When you get past the architect's flowery language, it's really not too much. These are attractive well-designed plywood bookcases -- nothing fancy. It's an excellent location and Rebecca and Jessica know their s***. They've hired some great people too. All they need now? CUSTOMERS!

Posted by: grand army at September 25, 2009 6:38 PM in response to Greenlight Bookstore Renovation Blog: Week 9

I agree the Washington Ave house is very nice (great bones, nice original details, terrific views of Manhattan from the top floor). It was on the Clinton Hill house tour a few years back. But I suspect they shot themselves in the foot by over-pricing and even though they've now come down -- probably not enough -- they've lost the interest of serious, good-faith buyers.

Posted by: grand army at September 25, 2009 6:33 PM in response to Open House Picks

Hey jillysp, I don't remember signing a release allowing you to use my photo. If I'd known, I would've changed my socks.

Posted by: grand army at September 24, 2009 6:12 PM in response to Thursday Blogwrap

I love Red Lipstick and Stacey the owner. My gf always find great stuff there including sometimes even for trendy clothes-phobic me. Too bad she is leaving the nabe, although we do visit Red Hook pretty often. Amazing that in a recession a landlord wouldn't work to keep a good tenant. It's a tiny space and I can't believe businesses are lining up to get in there. Retail real estate is a total mystery to me.

Posted by: grand army at September 24, 2009 2:48 PM in response to StreetLevel: Red Lipstick in Red Hook Coming Soon

Thanks, all.

Posted by: grand army at September 24, 2009 2:38 PM in response to What to Use for Cellar Ceiling?