donatella's Profile
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Thank you, Mr. B.
Posted by: hemspa at April 17, 2007 11:41 PM in response to Forum Update
Thanks for telling that story. I highly recommend PC Richard. I bought many appliances at the Astoria store (has huge showroom) and was very grateful to an energetic, helpful man by the name of Mohamed, who works in appliances in that store. I bought a refrigerator, dishwasher, dryer, and microwave and stove at great prices. Mohamed has an encyclopedic knowledge of appliances (I was amazed at his product knowledge) and went the extra mile to help me out. I had one of those nightmare consumer experiences with a Kraftmaid kitchen I got through Home Depot which delayed my taking delivery of kitchen appliances by several months.
Mohamed held on to the appliances, calling periodically to check how things were going and did I need delivery. PC Richard has excellent customer service and Mohamed was really wonderful.
Good luck.
PS I had similiar experiences with both Home Depot and Slomins. (Took off almost 1 week in total due to Home Depot nightmare - stay away from them).
Posted by: hemspa at April 17, 2007 11:36 PM in response to Appliance Repair Nightmare - DO NOT USE SEARS!!!
I second William Barnett. He replaced my staircase, and for an internal staircase he made a bannister system. He did a lot of other custom millwork. His prices are excellent and his work excellent. He is also a very fast worker.
Posted by: hemspa at April 16, 2007 10:31 PM in response to Is a $19,000 quote for new stairs too high?
I think that maintaining this website means sometimes having to put hip boots on to wade through some of the sluge that makes it to this site. I admire Brownstoner's fortitude and persistence to produce the site which contains so much valuable information and which provides a forum for Brownstoners to weigh in with their own information, experience, suggestions, etc. He even continues to dare to post on PLG. Imagine! Thank you.
Posted by: hemspa at April 16, 2007 4:14 PM in response to House of the Day: 250 Lefferts Avenue
Ditto on 11:39. July 2005 I think I fixed my water problems. I had masonry over brick in the back of the building, but the top of the building did not have masonry completely covering the brick, so whenever it rained heavily, water found its way into the brick where the original pointing had worn away. Essentially there were little tunnels between the bricks which then allowed water to seep into the house, wetting walls and floors.
Horrible. I had that fixed by cementing over the bricks on the roof and waterproofing the back of the house.
I eliminated the backyard hatch to the basement.
I had the gutters replaced and covered with mesh.
I had the drains cleaned out.
I had a sump pump installed in the basement too.
However, yesterday debris covered the backyard drain for long enough for water to pool by the back door and make a nice big puddle on the wood floor in my kitchen. Thank God I was around.
Now to check my parents little beach house in Staten Island. The last Nor'Easter in '92 caused a complete collapse of half the houses in their little beach community. Things could be worse for us Brownstoners....
Posted by: hemspa at April 16, 2007 3:59 PM in response to Rain, Rain, Go Away
Thanks, BrooklynJon. We DID hoot in derision when the nuns called us bold-faced liars, but privately since they liked to swing rulers and throw things. But when they called us bold pieces, it was much harder to contain. Thank you for your research and what's a dangling participle between friends?
Posted by: hemspa at April 16, 2007 9:15 AM in response to Open House Picks
Yeah, I am not sure the Caribbean or Southern world has a corner on using "bold-faced" as in liars etc. I remember this from Irish nuns, eyes bulging and yelling at their unruly charges. Also, liked to call us "bold pieces," which I always thought was very funny.
Posted by: hemspa at April 15, 2007 11:30 PM in response to Open House Picks
Good luck. I guess you know why and where the water is coming from -- this water is unusual but July is the other time for heavy rain. Gutters might be full and diverting water away from drains or your drains might need flushing, but you might consider having a sump pump installed for times like this. I bought one and had it installed for a few hundred dollars.
Posted by: hemspa at April 15, 2007 5:32 PM in response to Flooded Cellar
It gets a little strange to sign in and step innocently into some oddball fracas or other, but Bob is right. It just gets pretty funky sometimes on this site.
Posted by: hemspa at April 15, 2007 4:26 PM in response to Open House Picks
Nice to hear recognition from Ted on Graziella's. That place is wonderful and I agree about the pizza. The best!
Posted by: hemspa at April 14, 2007 3:23 PM in response to 'Queer' Guy Snags Washington Avenue B-stone
Yes, Ted was always very kind to those guys - very sweet. Good luck to you both and congratulations!
Posted by: hemspa at April 13, 2007 9:33 AM in response to 'Queer' Guy Snags Washington Avenue B-stone
I wonder if the city will take a coordinated approach to buildings in landmarked areas which are a threat to public safety, i.e certain buildings which have been determined to be structurally damaged and have been all but abandoned by owners. For example, Brownstoner featured a property recently on Clermont Avenue which is on a landmarked block and is one good storm away from falling down - the Landmark in Park Slope is an egregious example.
Posted by: hemspa at April 12, 2007 9:49 AM in response to City To Get Tough On Negligent Landlords
Back to rent control. When I first read the comment about buying out the tenant for 50 to 100,000 dollars and then the place being a good deal, I thought that nobody is giving up a rent control apartment for that money. No way. I believe Serge and Scarab.
Posted by: hemspa at April 8, 2007 12:39 PM in response to Open House Picks
Uhuh,
I'll take your word for it and I am on your side. I want good retail on Fulton and while these appear to be unsavory and unattractive characters, I myself just never witnessed the drug dealing. And let me tell you, I am not following any druggies to witness drug deals either, I believe you. I am also interested in doing whatever possible to encourage an environment which supports the development of a thriving retail district there. For God's sake, we need it. In fact in our area, that is the thing that we need most. I want a green grocer, some useful stores like a good pharmacy, more restaurants. There is very little useful retail in my little trip home from the subway. If I need shampoo or some other thing forget it-- I spend most of my money by getting into my car. I shop for food at Fairway, I get my shoes fixed near work, I can't even get a pair of emergency stockings near my house. So, bottom line I am on your side and if you can think of some practical action to help develop the area, let me know and where to sign up. I just had a glimmer of hope when I saw Country House Diner renovating and the grungy Yemeni bodega on Fulton and Clinton (if you can call it that) cleaning up its act ... I am grasping at glimmers of hope.
Posted by: hemspa at April 6, 2007 10:57 AM in response to Foreclosure of the Week: 931 Fulton Street
It is interesting to read about the population increases in New York City. The article states that on a net basis more people are leaving NYC than moving to NYC, but that the population increases are due to natural increases due to births, largely from immigrant communities. I had thought that they were due to a net increase from people moving into the city. Very interesting.
Posted by: hemspa at April 5, 2007 10:56 AM in response to Thursday Links
Call Peter from Sunburst Studios,
Address: 584 3rd Ave, Brooklyn, NY 11215
Phone: (718) 768-6360
He made a very nice stained glass window for me.
Also you can check with Eddie Hibbert who has an architectural salvage company on Greene and Grand Avenue in Clinton Hill. He gets lots of great stuff from old buildings in the area. I know he has some nice stained glass windows now. Eddie can help you assemble a marble fireplace complete with cast iron inserts, (or a wood one), sell you front doors, internal doors, door knobs, pier mirrors, well you get the idea. Tuesday-Saturday 12-6.
Good luck with your new house.
Posted by: hemspa at April 5, 2007 2:56 AM in response to Stained Glass
Dear Sam and Joe Show,
I got that loud and clear from some of the others, who seem to be extremely PO'd at the city agencies and I do know that policy regarding RedHook has been bungled and it has suffered a history of confused initiatives from NY City from Moses on down. And probably having a real stake in the real Red Hook, you are very sensitive to wiseasses like me. So, I am sorry OK? Peace.
Posted by: hemspa at April 4, 2007 3:25 PM in response to Red Hook Un-Modern: CB6 Dings Townhouse Proposal
Sometimes preservation becomes false religion with its own fear inducing rules. Why is it a mortal sin to paint wood? Why is "original" inherently better? Beautiful is inherently better and sometimes old is just old.
Posted by: hemspa at April 4, 2007 12:24 PM in response to Condo of the Day: 916 8th Avenue
Dear 11:22,
That was a gentle joke, my friend, please don't be offended. It wasn't meant that way.
Have a good day.
Posted by: hemspa at April 4, 2007 6:33 AM in response to Red Hook Un-Modern: CB6 Dings Townhouse Proposal
Dear 10:44, Thank you darlin' for paying attention.
Posted by: hemspa at April 3, 2007 11:00 PM in response to Red Hook Un-Modern: CB6 Dings Townhouse Proposal
Contextual in Red Hook? Hello? What are these guys smoking? Contextual materials are quonset, linked fence, rusted cars.. For contextual design, what you need are movie set designers, not architects. Planet of the Apes.... Mad Max.... Blade Runners... Excape from NY....
Posted by: hemspa at April 3, 2007 2:08 PM in response to Red Hook Un-Modern: CB6 Dings Townhouse Proposal
I have comments for Bob999, Serge and Martha Stewart. Bob, I really think the same way about kitchens on the parlor floor, unless you have a very wide brownstone. Mine is on the skinny side, and I didn't want to mess up the flow, so I kept mine downstairs too. It works. I am going to put in a little wet bar in a little alcove on the Parlor Floor with sink and one (or two) built in hotplates (and little frig) so that I don't have to run up and down if I have people over and we hang out in the parlor. For Martha Stewart, I'm with you. I probably will never buy something with lots of mahogony woodwork, especially in a naturally dark brownstone, because I hate the feeling of lots of dark wood. I hate the gentlemen's club, cigars and brandy ambiance. And I find Victoriana period stuff oppressive and fussy. Of course, what I bought was late Adams family so who cares. I know I will be hunted down and arrested after this admission, but I like to paint wood too!!
And for Serge, I'm with you, man, I am happy that my place has appreciated but I absolutely cannot process what places are going for now either. I am very fortunate that I got my place when I did.
Posted by: hemspa at April 3, 2007 10:09 AM in response to House of the Day: 112 Prospect Park West
If I had 4 million to spend on real estate in Brooklyn, I'd buy the Pfizer mansion at 280 Washington. http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=760180
Posted by: hemspa at April 2, 2007 4:13 PM in response to House of the Day: 112 Prospect Park West
You could get out of this. If you want to. But chances are that Mr. Seller doesn't want to pay tenants to move. Sure he could evict them (assuming no rent stabilization) but that takes a lot of time and is a battle royale and costs money. Talk to whoever you want to talk to but definately a good tenant landlord lawyer to understand the options. If you still want the place, you need to renegotiate price. Then with the savings, you could compensate the tenants. Big hassle though....
Posted by: hemspa at April 2, 2007 12:57 PM in response to Buying vacant or not?
Obviously it can't be done now - the question is, how much more would it have cost?
Posted by: hemspa at April 2, 2007 12:40 PM in response to (New) Condos of the Day: 244 North 5th Street
I think that it wouldn't take much to
really improve the exterior -- some simplified lintels, cornice or simple detailing around the door.
Posted by: hemspa at April 2, 2007 12:39 PM in response to (New) Condos of the Day: 244 North 5th Street
Do a search of this fall's Forum Archives since the cold weather brought mice (and bigger cousins) inside. Even Mr. B's Main Blog has spots on mice. Big winner was Rat Zapper, an electric battery run trap which kills mice and rats instantly inside the trap with a zap of electricity. Check out the archives, there was lots of discussion.
Posted by: hemspa at April 2, 2007 9:39 AM in response to MIce! Mice! MIce!
There are two sets of condos belonging to this assocation, one on the southwest side of Clermont and one on the southeast side of Clermont. I know they have been around for some time and have had to deal with them for some joint neighborhood issues. They are cooperative as a group, though they have had some issues (since addressed) with rats, not unique to them, but excerbated by their garbage handling. They have fixed it though and they maintain their grounds very nicely. I am not sure what kind of info you need, but go to Property Shark for more.
Posted by: hemspa at April 1, 2007 12:35 PM in response to Clermont and Fulton
Try Stone Depot in Greenpoint. SMC has a wide selection but they are very expensive. They have a big showroom but significantly higher than other dealers. You can get ideas from them and then shop around for the best price. But look into Stone Depot.
Posted by: hemspa at April 1, 2007 12:21 PM in response to who has the best prices for marble countertops?
yes, sirree, Ms. Brenda. Firemen trump etiolated hipsters anyday.
Posted by: hemspa at March 30, 2007 4:17 PM in response to Open House Picks
Mr. B -- Re: Salvage fair, I have lots of stuff from my renovation - extras, things purchased that I changed mind on, things I removed, collected etc. Also, there are things I still need... I am sure I am not alone - the fair is a dynamite idea!
Posted by: hemspa at March 30, 2007 1:58 PM in response to Own A Piece of Brooklyn Heights for Only a Grand
The Windsor terrace house is beautiful, really lovely. I am also surprised to see a Sunset Park place top 1 MM. Don't know if the market can bear that (yet?)....
Posted by: hemspa at March 30, 2007 1:35 PM in response to Open House Picks
The Windsor terrace house is beautiful, really. I am also surprised to see a Sunset Park place top 1 MM. Don't know if the market can bear that (yet?)....
Posted by: hemspa at March 30, 2007 1:33 PM in response to Open House Picks
Mr. B, any details on your salvage fair?
Posted by: hemspa at March 30, 2007 10:17 AM in response to Own A Piece of Brooklyn Heights for Only a Grand
I think it could work either way. About your case I am sorry about the termite damage to your house. I got my inspector from a neighbor; how would I know if he would be good or not? He was pretty good I think but there were still issues with the house that my contractor found upon ripping out walls that the inspector didn't find (non-vented sinks -- so THAT was the disgusting smell!), we needed to put in a support beam to replace a weight bearing wall which had been removed by a previous owner, we found that under a couple of layers of "floor" (cement to even it out!!) was a bowed floor due to joists which had been cut into for pipes, water seeping between masonry over brick which had caused damage to floors, plaster, and ceiling of basement. He missed all of the above but found many other issues.
I don't think I am too different from others buying these old houses. I know you feel horrible and you want to blame yourself, but know that you will work this out. Every single brownstoner with an old house has had these kind of surprises.
I sincerely wish you the best of luck and trust that you will get past this and do a beautiful renovation.
Posted by: hemspa at March 29, 2007 8:27 PM in response to Realtor Recommendations: Never?
These tunnels were part of the underground railroad, connected with several of the churches in the Heights, I believe.
Posted by: hemspa at March 29, 2007 1:01 PM in response to Witnesses To Sell Standish Arms
Looking very good. See? It can be done...
Posted by: hemspa at March 29, 2007 12:25 PM in response to Development Watch: 239 Cumberland Street
I think Brooklyn Heights made its peace with the Witnesses a long time ago, but blocked allowing them to add more residences about 10 (?) years ago. They have been a part of the Heights for many years and are housed in several residences, some of which were hotels in the area. I think that it probably makes sense for them to cash in and I don't think that the Heights cares very much either way, though I don't think they will be missed particularly.
I also think that those places would make fantastic condos and that it is a good thing for the neighborhood.
Posted by: hemspa at March 29, 2007 10:54 AM in response to Witnesses To Sell Standish Arms
Thank you 5:15, I am in recovery.
Posted by: hemspa at March 28, 2007 5:21 PM in response to House of the Day: 348 Clermont Avenue Shell
4:46 was me; thought I was logged in...
Posted by: hemspa at March 28, 2007 4:47 PM in response to House of the Day: 348 Clermont Avenue Shell
Dear Jack, that would cost more than 500,000 I think. The place has to be completely rebuilt if it can be, including a complete refacing and rebuilding of the facade, lintels, etc which are crumbling. Making money is wonderful but this house is a career. Maybe I'm just a wimp but I went through this with a house in way better shape and I get chills down my spine thinking about doing anything like that with this. I think the price has to drop to make it work.
Posted by: hemspa at March 28, 2007 3:53 PM in response to House of the Day: 348 Clermont Avenue Shell
You need an exterminator to come in right away - sombody who deals with termites. You can probably help if you can catch one of these and put it in a jar or baggie for an exterminator to tell what he is dealing with. It may just be flying ants but you don't want to take a chance.
Posted by: hemspa at March 28, 2007 2:47 PM in response to Termites?
They say on the ad that it is 21 feet wide, hmm. I don't know. But I forgot to say that getting a certificate of non harrassment in this case is probably the least of the buyers troubles. You need to put a public notice in newspapers over a period of time announcing the conversion and advertising to former tenants to come foward. Usually you don't have SRO tenants combing the law journals and public announcement sections of the classified, so it is just a time thing. It's been empty so long it shouldn't be a big deal. By the way, there is another wreck down the block on Clermont.
Posted by: hemspa at March 28, 2007 2:38 PM in response to House of the Day: 348 Clermont Avenue Shell
This is in my neck of the woods and so I have had an interest in this -- well more like morbid curiosity. I checked it out in the past on the LPC website and they say it is structurally damaged. I do not know at what point safety for attached structures and people in the neighborhood trumps historical value, but this place is a complete wreck. The lintels and the facade are crumbling and coming off in huge hunks. To get a sense of the pricing, you need a structural engineer to get in there. Sometimes when I walk by that place, I think about the sequence of construction i.e. how to go about restoring it and how long it would take, if in fact it is possible. It has been exposed to the elements for a long time; the second and top floor windows have separated from the frames and were tilting inward (I see now that there is plywood on the second floor), exposing the house to rain and the elements. This is one step up from being a lot. Assuming that a beautifully restored 18 foot 4 story, three family Italianate brownstone on this block would go for 1.65 - 1.75 and let's say it costs 600,000 to completely gut it, rebuild it and reface it, let's see after 2 - 3 years of work, how much would you make? Assuming it doesn't fall down first.... I really hope that it is salvageable. Would somebody pay 1 million bucks for a shell? Could it be a shell? Or a lot? It's funny, the other day when I passed it I thought in some cities, you could buy that place for $1.
Oh and by the way, I wish that owner would do something about all the garbage that collects around that place....
Posted by: hemspa at March 28, 2007 2:33 PM in response to House of the Day: 348 Clermont Avenue Shell
2:45 was me. I was so distressed thinking about that pink plastic house, I didn't log in.
Posted by: hemspa at March 27, 2007 2:47 PM in response to House of the Day: 621 Morgan Avenue
I think what 12:59 was referring to was a period during the downturn in the NYC real estate market in the early 90's which lasted a few years. The recession killed the real estate market in NYC and there are many scenarios where people lost equity and had coop imposed restrictions on subletting. Buying a coop is buying into the rules of the coop and having restrictions on subletting really limits your flexibility during a market downturn. That maintenance is crazy though and you wonder about what kind of decision maker the board there is to negotiate that kind of mortgage with prepayment penalties which prevented them from enjoying the dramatic lowering of interest rates. There are small brownstone coops in the area where you can get much greater value, in my opinion.
Posted by: hemspa at March 27, 2007 1:37 PM in response to Co-op of the Day: 111 Hicks Street
I used to live around the corner from this building, so I am familiar with it and its high maintenance. Sure it is a full service building, but the only reason for that size maintenance is a huge underlying mortgage on the building -- without seeing the financials. They have service, but not that much.
Posted by: hemspa at March 27, 2007 12:32 PM in response to Co-op of the Day: 111 Hicks Street
That's a good idea. Next, to figure out a way to ticket merchants who distribute literature and menus, drop it on stoops and wait for mother Nature to distribute. Thanks to one merchant, about 1500 dollars worth of tickets were written on my block this month.
Posted by: hemspa at March 27, 2007 9:20 AM in response to Council Philistine Tackles A Topic He Knows - Trash
Just to clarify (not bashing Clinton Hill which I love) -- a run down brownstone there might go for the same amount of money....
Posted by: hemspa at March 26, 2007 1:03 PM in response to Condo of the Day: 25 Bergen Street
Stop and think of what you can get for 1.325 million: a knock down gorgeous house in Ditmas Park, a finished house in South Slope, a dump brownstone in Clinton Hill, a very very beautiful coop in Brooklyn Heights, (there are wide brownstones there and beautiful, beautiful apartments there for less), a 2 bedroom coop on the upper east side. Now would you pick this place?
Posted by: hemspa at March 26, 2007 1:01 PM in response to Condo of the Day: 25 Bergen Street
I am reposting (you have multiple posts....)
What you need is information. It sounds like you will be able to take care of the one lady, but unless you are completely informed of the other person's status, you really can't do anything. The person may be in a care facility which is temporary, or some medical situation which her family is trying to deal with, with the hope of getting back into her apartment. This situation is part and parcel of the deal you are negotiating with the seller and you need to get every last fact into the open. There should be no ambiguity whatsoever about her occupancy when you buy the place and that includes the understanding of her relatives. You need to let your lawyer help you here. If you want to buy the place to convert it to a triplex and this issue is not resolved, you are heading into big troubles ahead, i.e. you buy a house you can't occupy in the way you wanted. You should also be aware of the law in this regard and if your real estate lawyer is not up to speed on these details of tenant landlord law(as well as how Section 8 works), you should consult with a person specializing in tenant/landlord matters. You don't want to be stepping into a situation where there is any ambiguity whatsoever. The current landlord may not want to be upfront about things but you need to know what's what. If you suspect harassment, go to the next step and think of why. The landlord maybe frustrated by the law, which protects old ladies, thank God. You need to be protected too and not sucked into a situation which is not what you bargained for.
Good luck.
Posted by: hemspa at March 25, 2007 12:54 PM in response to Tenants in Place (one absentee)
The owners are probably in a state of turmoil, but I think that you deserve some information and it is in their interest too to have a smooth transition. You sound like a good tenant who respects the home. What noone wants is a knock down drag out fight which ends in court. That is the conflict resolution method of least resort.
I second what Rick said. What changes with home sales is the carrying costs of the new owner. The old owner will likely be selling at a good profit to the new owner which will have higher costs/ mortgage as a result. As good a tenant as you are, that is going to be a consideration for the new owner. Also whether or not they will renovate, as someone said - that will be an issue too. You may get a good rent hike or an eviction notice. I second the advice of others to check out the marketplace and also to have a heart to heart with your current landlord. Please know that if you do go to court on an eviction (worst case scenario) you may get 6 months from the judge to continue to live there. Know your rights - the new owner doesn't know you and your record, so it helps to be empowered by knowing a little bit about the law. Good luck.
Posted by: hemspa at March 23, 2007 6:39 PM in response to House closing time?
I like the Brit Mags too. One thing that is interesting about them is the furniture they feature in the townhouses. In the US, much of the furniture sold in the retail outlets is your massive Midwestern mission, heavy duty stuff that doesn't work well in brownstones. Those magazines always feature smaller stuff more appropiate for brownstones. The housing stock is similiar, urban townhouses that don't have the massive proportions of prairie houses. I have always thought that there is a market for transitional furniture of smaller proportions.
Posted by: hemspa at March 23, 2007 6:24 PM in response to decorating
It is interesting because it all makes sense, i.e. the pricing the inability to sell. A serious buyer could waste valuable time working with this kind of seller. If you have the nerve for it, you might be able to get a deal. I would say that you would need a very good lawyer at the least. I was involved with a number of kooky sellers during my house hunt and finally after some annoying theatrics managed to buy my building.
Posted by: hemspa at March 23, 2007 3:12 PM in response to Banging Your Head Against A (Newish) Brick Wall
Re the Carlton place, this is an absolutely lovely place and if this were slightly more north in Fort Greene or south into Park Slope, the price would be dramatically different. At first, before checking the exact location, I was surprised to see a brownstone finished so nicely at that price. Not to inflame the discussion, that will be facing the construction which will take place over the next decade.
Posted by: hemspa at March 23, 2007 1:18 PM in response to Open House Picks
You know, I like these houses. I think that their scale and design are nice for the neighborhood and I suspect that the little community they comprise is tight knit just because of the coordinated flower planting in the spring. The whole group of them is awash in beautiful flowers in the spring and summer, complete with tub arrangements on the sidewalk.
But in my opinion, the seller here needs help marketing the place. First, it should not be priced as a brownstone, which is what the owner was trying to do initially. It is probably priced about right now, but unfortunately due to the incorrect pricing initially now appears to be a distressed, stale listing. The photographs also do not highlight the property and for heavens sake, you must get rid of the clutter outside of the property. I am not a broker or a sales person, but times like this you can see the value of being guided through the pricing, staging, selling process. This was bungled... too bad for the owner.
Posted by: hemspa at March 23, 2007 1:11 PM in response to Banging Your Head Against A (Newish) Brick Wall
The ad says owner's triplex. It is a 2 family and a 3 story house. What is this English basement? Is this a 2 family used as one or is there some space that is being used as an apartment downstairs? It is not a very good picture to reveal the English basement windows. I think the bathrooms are OK and that they wasted money on the sink but that doesn't matter really. You could sell it at Brownstoners salvage fair. My question is about the English basement.
The lot is shallow (75 feet). The rest of it is OK, (I'd spend money instead on a nice lightfixtures for the parlor). I really don't know about the price. It might be about right. There is something wrong with this kitchen - can't tell where you are.... The outside is attractive. The black trim looks really nice with the brick which either has lots of mortar or somethng - very pink looking - why? Doesn't matter really, looks nice.
Do we know about the English basement?
Posted by: hemspa at March 22, 2007 4:06 PM in response to House of the Day: 392 Waverly Avenue
There is something about Red Hook which is magical and has a Planet of the Apes appeal -- a broken down world everyone seemed to forgot or at least that is the appearance. I feel like I am visiting the moon -- the garages and the ratty old buildings and the detritus of an aborted shipping industry and the backdoor view of the harbor, which is cool, the boats the totally forlorn isolated wierdness of it. I can see how the neighborhood bonding could be great.
I love going to Fairway and the water is wonderful but I would never pay money to live there -- no way, darlin'. Maybe if I started a small trade business or workshop, I might get rent space there but to spend 1.195 MILLION, yes million dollars earned in the real world to live in a Mad Max set. I don't think so. You see, that is the difference in being young and fancy free and renting and dreamy "we don't need no stinkin' subway" and actually having been around enough to pay that kind of money. Red Hook was a place which was a thriving ordinary neighborhood at one time before the city decided to rezone the area for a shipyard building area, which never quite worked and then the BQE came in to finish the job of isolating Red Hook and leaving it a confused disconnected mish mash. It's cool but I'd never buy anything there.
Posted by: hemspa at March 21, 2007 8:17 PM in response to House of the Day: 145 Van Dyke Street
Mr. B. Congratulations. Thank you and best of luck to you. I love the site; it has been so interesting and helpful.
Posted by: hemspa at March 21, 2007 10:07 AM in response to Out Of The Closet
My post above was meant for the 52 Midwood house...sorry....the sad looking place is the one listed above.
Brooklyn is a strange place right now, I can't process paying that amount of money for such a downtrodden looking place posted above.
Posted by: hemspa at March 20, 2007 11:53 AM in response to Residential Sales in Brooklyn
That is a very beautiful house. I also thought of the contrast to the South slope house (what a sad looking place), which may be nicely finished inside but really makes you wonder about some of the differentials out there.
Posted by: hemspa at March 20, 2007 11:48 AM in response to Residential Sales in Brooklyn
Mr. B., what exactly is "down zoning"? I am not familiar with what happened in Park Slope in terms of zoning.
Posted by: hemspa at March 20, 2007 8:58 AM in response to Clinton Hill/Fort Greene Downzoning Deets Released
Dear Grandpa, How wrong you are, my friend. NY IS the world. Just to prove I could do it, I did live outside NY and it was a marvelous experience (two expatriate experiences - Tokyo AND Kansas City - Kansas City more foreign, by the way) and I am NEVER going anywhere else again. Never. I missed the pizza, my family, the zaniness.....the neighborliness, the village quality of living in NY, the food, the Metropolitan Opera, the museums, the all nite places, my friends, the casual mixture of everybody from all over the planet riding the subway, I missed the subway, spontaneous conversations with strangers even if they were wierd; I missed being able to be wierd, I missed downtown Manhattan. Not to say other places aren't just dandy in their own way and that I am beating my head against the wall here all the time - life is not easy in NY and leaving NY and coming back is very hard, etc. but I missed NY so much and was so homesick.
Hey, but that's just me... I had a pretty swell house and I actually had people over there a lot, that was nice, but when I got to come back, I came running and I ain't going no place else, EVER!
So put that in your pipe and smoke it!!
Posted by: hemspa at March 19, 2007 6:15 PM in response to Buying With Help From The Rental Units
that, plus I am looking forward to construction at that famous place Vanderbilt down to Flatbush.....
Posted by: hemspa at March 19, 2007 6:01 PM in response to Development Watch: 339 Greene Avenue
Dear Eryximachus, Hey I'm not saying we don't need it, it is just amazing. Outside my office there is a new high rise building going up, one floor a week, I walk through WTC construction, construction all over Broadway downtown, construction all over Fulton. Man, I guess I felt like since my constuction is over (2 years!) the rest of the world should settle down. Thanks for the Harvard report.
Posted by: hemspa at March 19, 2007 5:59 PM in response to Development Watch: 339 Greene Avenue
It occurred to me walking to work today that this whole damn city is a construction site. It looks like Planet of the Apes whereever I go. Fulton street, new development on every corner and I work in the World Financial Center which is a construction site of the first order. Even Broadway downtown near Fulton Maiden Lane is being ripped apart and residential/hotel building outside my office window all the way up the Hudson River. It blows my mind how much building is going on. I need to go on vacation to someplace that is finished.
Posted by: hemspa at March 19, 2007 4:42 PM in response to Development Watch: 339 Greene Avenue
Hi Newstoner,
I would be delighted to talk with you about your situation. You just can't make this stuff up and somehow it all worked out, so whatever you can use from my experience, fantastic. My email is faustaguzman@yahoo.com.
- Donatella
Posted by: hemspa at March 19, 2007 4:27 PM in response to Terminating lease on tenants
Dear 12:18, yes you are right and yes, I did figure that out, but I appreciate your expressive and helpful clarification.
Posted by: hemspa at March 19, 2007 2:41 PM in response to House of the Day: Bainbridge Beauty
Holy Moly, they look like nice apartments, but if they can get those rents, let me know. I am WAY undercharging in Fort Greene.
Posted by: hemspa at March 19, 2007 12:06 PM in response to House of the Day: Bainbridge Beauty
There is something very speculative about owning a home for any new buyer who has not participated in the spectacular increase in property values in many places in the US or for anyone who needs to increase the size of their home, when prices are so out of wack to income -- not just low income people with shaky credit. Against the fear of possibility of being permanently priced out of home ownership and rolling the dice with very high mortgage payments, people weigh the many benefits of home ownership. About the sub prime lending practices, this obviously has hurt the unsophisticated borrower and the lender consequences have been mitigated by the securitization of the underlying mortgage pools. It's starting to come to a head now that investors are no longer interested in investing in defaulting mortgages - surprise - and bigger questions are being asked. I would say that these lending practices are predatory and should be treated as such.
About NYC, the tax abatements are one example of a government/public crap shoot. When those expire, the entire tax structure of NYC real estate will have to be reevaluated and restructured, because it's broken now and inequitable now. This could have an dampening effect on property values overall. The insane prices of the past few years have encouraged a staggering amount of development which will also have to be absorbed by the market. One hopes that we collectively manage this transition well but it is scary for everybody. As far as the restricting the mobility of the workforce, yes indeedy. If you are sitting on something that has gone down and you have to sell at a lower price losing your equity, you can be sure that will restrict your mobility. Or in terms of the sharp differentials in the upmove in different parts of the country, people can't move from Houston or the Midwest to NYC. (A couple of years out of NYC and I missed a nice chunk of the market upmove). Some colleagues can't return to similiar lives in the NYC area and are staying put in Houston, Midwest, etc. Similarly, businesses here in NYC who want to recruit are hamstrung by the staggering real estate prices, since they cannot recruit prospective employees for the same reasons.
Posted by: hemspa at March 19, 2007 9:38 AM in response to Pols to Blame in Growing Mortgage Crisis?
PS I should also say though that I have used John Hlad and think he is a very good guy, though he doesn't seem to use a cell phone.
Posted by: hemspa at March 18, 2007 6:09 PM in response to alternative to john hlad?
P.S. I didn't say that despite my anxiety and aggravation, it all ended well and now I have two excellent tenants and the energy here is great and all is going well. It will all work out.
Posted by: hemspa at March 18, 2007 1:45 PM in response to Terminating lease on tenants
I think you posted before - I think the bad guy is the door kicker? But anyway, John is right. But you don't know the troublesome tenant, right? He is not on the lease, you don't accept money from him. I hope you took people's advice to tell them that they couldn't have roommates who weren't on the lease. This guy is a stranger, a squatter for all you know and you can just tell him to leave. Some people would say this is a thug attitude, but I have no problem with 911 for disruptive behavior. I posted about my inherited tenant (similiar sitution to yours) and I got rid of the whole bunch of them by sending them a letter (I gave them a few months, but you only need 30 days), then when the lease holder didn't leave, I immediately filed a holdover petition, didn't accept money from them and the lease holder left within 6 weeks along with her entourage. During that period I called the police (vandalism to my place) and it turned out that they knew the tenant well from before I bought the place. The police were very supportive to me (as was the court). Hang in there. Keep us posted and good luck.
Posted by: hemspa at March 18, 2007 1:41 PM in response to Terminating lease on tenants
You are right. I have spent way to much time foaming at the mouth, spending my scant disposible free time waiting for people who don't manage time well and don't communicate. What can you do but not use the offenders again and report them on this forum.
Posted by: hemspa at March 18, 2007 1:23 PM in response to alternative to john hlad?
Oh, man, I LOVE Richard Davis. I watch that show with a obsessive fascination, but they work in Charlston, SC. A couple of things come to mind. You can get much much cheaper renovation costs that are quoted on this board by doing your research on contractors to get competant and lower priced labor. There is a big range on the cost of contractors out there and competance is not what differentiates them. I got relatively inexpensive labor, so my costs were below a lot of the numbers quoted here, but I was very hands on and the contractor had a hard time with a lot of the historical details (no experience with them, no real interest either). Also he was Bob the builder, not a designer and I had to redo a lot of what he did because I did not know enough to direct him properly (at first) and did not have an architect. What I would do now, if I had to do it over (and I may) is get a good architect to help me design everything down to every electrical outlets, light fixture, molding, exact placement of bathroom fixtures etc so that I could hand over the plans and have the contractor follow exact instructions and to have some architect follow up. I tried doing everything myself and relyed on the contractor for a lot of design decisions which didn't work out too well - i.e. had to do a lot over again and the job took about three times the amount of time it should have but in the end a decent job at a fraction of the numbers often quoted here. I always marvel at how fast Richard and company do those jobs. Part of that is their organization, knowledge and ability to knowledgeably hire contracting help and the fact that they are working in South Carolina. Hey look at the cost of the houses. Also, you don't see them getting bogged down in restoring a lot of historical details either or working around tenants. Their philosphy, "get in and get out"...
Posted by: hemspa at March 18, 2007 1:16 PM in response to Re: Renovation...let's get this straight
About Slomins, I use them for the security alarm system. I have to say that they were extremely annoying reinstalling my alarm system post renovation -- multiple visits, one no show, massive confusion and communication difficulties in pricing which was very expensive. If I had to do it over, I'd go with somebody else. I got much more torqued up and pissed off with them than I should have but signed a 5 year deal and would have had to pay 1200 dollars to get out of the contract. Guess I really sold you on them, didn't I? Good luck,
Posted by: hemspa at March 17, 2007 10:41 PM in response to Brownstone Owner Expenses
SRO tenants have plenty of rights and often they are offered money to move, so that the process of converting and renovating the property can begin. The tricky part for any developer is that he must obtain a "certificate of non-harrassment" from tenants who move out in order for work to start. Anybody buying this place needs to really know what they are doing; there is quite a bit of work with the city including the submission of architect plans to convert the C of O. I considered buying a house (no tenants in it) which was an SRO and it was just too complicated for me (and expensive - getting financing is harder too). This is a magnificent old place but it could be someone's life work.
Posted by: hemspa at March 17, 2007 8:51 PM in response to HOTD: Greenpoint Home For The Aged Hits Market
How about the water bill? I forget exactly what I pay. Don't forget to factor in other unexpected emergency costs. I had to call a plumber 2X recently (problems with radiator valves, sprinkler expection, flush out of boiler and boiler maintenance and tenant had blockage in the bathtub drain, so needed a snake to get it all out....) total cost $600 bucks. I also pay for a security system, Slomins, which lowered the costs on my Travelers insurance. And I pay for a guy to take out the garbage since I have to travel for my job.
Posted by: hemspa at March 17, 2007 2:18 PM in response to Brownstone Owner Expenses
Oh, I see you said he is out of state. The Sanitation Department will find him, don't worry. Call 311.
Posted by: hemspa at March 17, 2007 2:09 PM in response to Is a landlord required to shovel snow?
Absolutely, your landlord is required to shovel. I trudged outside this morning and started hacking up the frozen snow and ice on steps and sidewalk so the tenants and I wouldn't kill outselves. Thank you to above posters for citing the exact requirement. We only had a little snow this year and it wasn't the usual snow - it was ice, which is to say shoveling was/is hard work, but it must be done by somebody. I am guessing your landlord doesn't live there. Just call 311. You shouldn't be falling down the steps.
Take care.
Posted by: hemspa at March 17, 2007 2:07 PM in response to Is a landlord required to shovel snow?
I had this problem with a house I bought once. I don't think stained wood is more upscale; I think the most important thing is your deciding what kind of look you want. The Craftsman bungalow look with warm wood tones everywhere and natural casual decor is one thing; the Victorian mahogony everywhere look with darkish interiors is another and a more transitional modern/Victorian look is white painted molding. There are some people who think it is sinful to paint wood and I am not one of them. The problem I had with a big old house (this was the midwest - I had a Dutch colonial house 80 years old which had half of the house with dark stained poplar molding (darkish, craftsman, mission?) and half of the house contemporary in feeling with lots of white molding and skylights.
The house was schizophrenic in feeling and I hated the dark oppressive parts, so against the protests of many (workers, friends etc) I painted the dark molding white (spraying) and the difference was amazing. The house integrated, felt bigger, more unified, light, full of energy and cheerful. It had a much more elegant feel and suited me just fine. On the other hand if a whole house had beautiful natural wood moldings (not cheap wood stained), I wouldn't mess with it but that is a totally different look.
Good luck.
Posted by: hemspa at March 17, 2007 1:57 PM in response to need advice on painting or staining interior wood trim
Well, I guess these do try to fit in with the warehouse district surroundings. I am struck by the finishing on the fronts of these new constructs. The ones in the neighborhood townhouse context with nice doorway finishing seem to most attractive. And the quality of the bricks makes a huge difference too.
Posted by: hemspa at March 16, 2007 11:58 AM in response to Nice Try in Vinegar Hill
OK, here's my aesthetic commentary. Not bad. I think these scaled down newly constructed brick buildings would look vastly better with some simple additions, i.e. attractive white/grey lintels and a little stonework around the doorways. The doorway I think could make or break the look of these simple houses. You can tell I am not an architect, who could probably use all the correct terms. You posted a pretty nice newly constructed brick 4 story the other day which had a nice lintel and some stonework and it really enhances the front.
Posted by: hemspa at March 16, 2007 11:35 AM in response to Nice Try in Vinegar Hill
Whoa. That's for somebody totally in love or a totally crazy. Or both. It's a good thing I didn't win the lottery or I'd be out there cleaning up those garbage cans.
Posted by: hemspa at March 16, 2007 10:49 AM in response to HOTD: Greenpoint Home For The Aged Hits Market
You could discuss it with Eddie, who has the architectural salvage company on Grand and Greene. I know that he does this work. I don't know what factors he looks at when evaluating jobs, but you could discuss it with him. He is a very nice and honest person, well known to Brownstoners. 917-627-3170.
Posted by: hemspa at March 14, 2007 2:43 PM in response to Salvage?
So much for the discussion on the Verrazano Bridge.
Posted by: hemspa at March 14, 2007 1:58 PM in response to Eminent Domain and the Verrazano Bridge
Unfortunately, I am unable to access your video... I will look up that Gay Talese article, which sounds very interesting.
I remember that time very clearly in 1963, though not from the perspective of being a home owner, more like a excited teenager and participant in the party that was the ribbon cutting and the connecting of Staten Island to NYC.
People were extremely excited about the whole thing, though some of the older Islanders complained about the influx of new residents and enormous amount of development it brought. The development was disruptive to the bucolic life there, beautiful
woodlands and, trees and established neighborhoods with attractive old housing stock. By the way, there was an active farming community in SI post WW II and the area which became the Fresh Kills landfill inhabited part of what used to be truck farms there.
But I don’t remember any controversy about the value of the project. Staten Island had been very isolated and connected to NJ by 3 bridges but to the rest of NYC only by the ferry. The bridge opened the borough commercially to the rest of the city and the rest of the city -- Brooklyn especially—to SI for housing. The building of the Verrazano was obviously a public project of major proportions which has paid for itself years and years ago and is a huge source of income and has led to enormous economic growth.
Re eminent domain, the difficulty in its use comes with our understanding of the “public good” and who decides. I don’t think that there is (was) much disagreement on the public value of the Verrazano as a major piece of public transportation infrastructure;
obviously the understanding of the public good in use of eminent domain with AY has been much more controversial.
Posted by: hemspa at March 14, 2007 10:19 AM in response to Eminent Domain and the Verrazano Bridge
I agree with 12:19. The cabinets don't work with the house and I also think this is a cheap job. Why not go the extra mile and add some quality cabinets. Even with what you have, you should have molding meet the ceiling and cover the space over the refrigerator. Also, call me a crank, but with all that heavy dark woodwork, if you insist on keeping the 100 years of dark varnish, at least moderate the paint job to be a less white/pastelly high contrast. Also, knock yourself out and spend a few dollars or a little imagination for the bathroom. Yawn. This place is not my cup of tea at all.
Posted by: hemspa at March 13, 2007 12:36 PM in response to House of the Day: 1199 Bergen Street
Dear Bob 999, Maybe times are a little different now, but when I was looking for a house, I was in many multiple bid situations, everywhere it seemed the usual way to find good properties resulted in these pile ons. I was interested in talking to the smaller brokers which did not attract so much attention. That was my point. Being cool has nothing to do with it. I am doing OK, thank you, putting food in my mouth and all that and I got a good deal. Not that that is for everybody, but looking for a house is a job; I never trusted brokers to represent me either.
Posted by: hemspa at March 13, 2007 3:59 AM in response to House of the Day: 277 Prospect Place
I think we both put them in there for the same reason, i.e. short term tenants.
Posted by: hemspa at March 12, 2007 6:56 PM in response to tenants 'guests'
There's lots of posts on this site for this- but if you do a search you will find lots of recommendations for Bill 718-218-9051.
Posted by: hemspa at March 12, 2007 5:07 PM in response to newel post needs repair
When I bought my place, I inherited someone who had time left on the lease and the place was overrun with a relentless stream of "guests", friends visiting from other cities, countries (other galaxies..) and what turned out to be the tenant's short term commune of sub tenants. It was incredible. I am thinking of making some money from this trauma -- a screenplay, board game or stand up comedy routine, something but I eventually cleared all of the unknown wackos out of the building (and LEGALLY!!!) and cleared final said tenant on lease who did not leave when the lease was up (why should that part be any different) thanks to our tenant/landlord system. In court, the judge and attorney assisting the judge, who are supposed to be so pro-tenant, were openly sympathetic to me. The whole story is very entertaining and enlightening, but it takes over an hour.
So, to cut to the chase, let's assume that your tenant's are pretty adult, and pretty sane, I think you need to have a straight on talk with them. LIKE, how are you supposed to know if you should call 911 when you see strangers in the hallway. It is your house, you sign the leases and you need to know who is under your roof. Of course, the tenant can have guests, but the reasonable thing to do is to give you a headsup, i.e. if you see a tall redheaded man walking around in the hallway, it is my friend who is staying the week while I'm on vacation.
Let me tell you something. Having strangers constantly in and out of your house is NOT a good thing and no I don't think it is being overly sensitive, but I do think that you have to grab the bull by the horns and set some framework for the tenants, i.e. make some rules you can live with and if you don't morph the situation into something you (YOU, the owner) are happy with, don't renew the lease. It's up to you how you want to live.
Posted by: hemspa at March 12, 2007 4:59 PM in response to tenants 'guests'
Mr. B, I know you are righteously indignant, but I gotta tell you that was exactly the kind of situation I was looking for as a buyer. In fact, big parts of Brooklyn are not covered by Corcoran and the big cyber-sophisticated brokers. I made the acquaintance of a total of 31 brokers in trying to find my place and in the end, it was a smaller broker from whom I got my place. I like to think I got a pretty good deal, which suited me just fine. And if I buy something again, I can tell you I am not hopping into a multiple bid situation engineered by the cyberbrokers. But then, I am probably just making your point for you. Sell global, buy local.
Posted by: hemspa at March 12, 2007 3:25 PM in response to House of the Day: 277 Prospect Place
I like it. I hope the open house went well. I don't like the front, the blue shingles, but definately fixable and the interior is cute. Sounds like a walk to the train, but for 450,000, looks like a deal. From the outside, there doesn't appear to be rot on the cornice so maybe the interior doesn't have water damage/rot. Cute little place.
Posted by: hemspa at March 10, 2007 2:56 PM in response to The Cheapest Old House in Brooklyn?
The good luck came out in the wrong part of the eamil so let me say it again at the end.
Good luck!!
Posted by: hemspa at March 10, 2007 2:05 PM in response to Painting kitchen cabinets
First of all, I would like to address your guilt in painting wood. I am the President of the International, "it's OK to paint wood" society. It ain't religion. I completely rattled a bunch of workmen by telling them to paint a bunch of stained poplar moldings white. They shuttered. An unnatural act. An act of defiance, a mortal sin, A MORTAL SIN! The dark, wierd moldings (actually crappy popular stained something) after being painted transformed the house from late Adams family to something lovely.
Good luck!!!
I hate dark, dingy, cruddy wood. I hate dark, oppressive heavy interiors and if your dark wood cabinets are making it that way, go for it! Make them beautiful. That is why people paint wood.
You might be able to get a good handyman to take the doors off and put them back on for you if that is what bothers you. The key idea is to sand down the surface so that the paint can adhere to the wood. You probably should spray the wood (you can buy sprays in cans from Mohawk - check out the web) or buy a sprayer.
I had a guy by the name of Mike Santos, who is a free lancer for Kraftmaid paint some additions I did to a Kraftmaid kitchen. He is in Long Island, but sorry I no longer have his number. He sprayed Mohawk paint right on the surface. Using a paintbrush will leave strokes.
Posted by: hemspa at March 10, 2007 2:01 PM in response to Painting kitchen cabinets
The above poster is right. Send them a letter telling them that only the people on the lease are allowed to live in the house or you will start eviction proceedings. You don't know this guy, you didn't approve him, you have no documentation on him. Don't accept any checks from him. The other thing is that you have 2 months left on the lease. There is absolutely no reason why you have to renew this lease. Why not use the next 2 weeks to see if you can resolve the situation with them. If not, don't renew the lease. You need to inform them 30 days prior to the end of the lease by letter (Notice to Vacate? - a consultation with a tenant landlord lawyer couldn't hurt).
The law is on your side here. You have to nip this s**t in the bud. Trust me, there are plenty of wonderful tenants out there (could be the 2 you already have) and you deserve to have them in your house.
Good luck to you with your new house. Congratulations.
Posted by: hemspa at March 10, 2007 11:48 AM in response to Bad tenant
Yeah, we should be getting a little dough for all these recommendations. I'm sorry about 1:42's experience too. He did a dynamite job for me (not only did staircases and spindles and noses) but built a whole staircase bannister system on an internal staircase, made trim for the messed up Kraftmaid kitchen I got from Home Depot, trim for a little stained glass window in my hallway, historically correct trim on my outside door. For the stair stuff he charged half of Soxco estimate. (Soxco never called me back by the way when I called to follow up on their estimate.)
Good luck!
Posted by: hemspa at March 9, 2007 5:50 PM in response to Wood staircase "spindles/spokes"
Call Bill. Owner of NY Circular Stairs. He has his own millwork shop on Broadway in BedSty and is a nice guy, very capable and very reasonably priced. His telephone number is 917-327-2661.
(heh heh this time I win this time, yente)
Posted by: hemspa at March 9, 2007 12:32 PM in response to Wood staircase "spindles/spokes"
Yeah, I'm sorry he didn't too. He promised to buy that Bay Ridge church. But thanks to the indefatiguable, endlessly entertaining Mr. Walsh, another mystery was cleared up for me. I never knew what that freaky little mini-mansion house on Thoid and Thoid was. I'm kind of curious how that will be incorporated into the new Whole Foods complex. Time will tell.
Posted by: hemspa at March 9, 2007 12:22 PM in response to Edwin Litchfield and Third Street
Very nice. Do we know what the maintenance is?
Posted by: hemspa at March 8, 2007 12:01 PM in response to Co-op of the Day: 7th Avenue Cathedral Loft
Yeah, that's her thing. Tuff girl, thugette, media gun moll. Now rounding out the image is groupie for the black hats. Great work if you can get it.
Posted by: hemspa at March 8, 2007 10:16 AM in response to Peyser Finds Ratner's Ass, Inserts Nose
Dear 11:33, I truly hope OP has a good experience with Home Depot. But I would not recommend them. There are many, many very competitive stone places in Brooklyn, many Chinese owned. I spent a lot of time buying stone for my renovation and think that you should not pay much more than 65 dollars a foot installed for granite. Marble might be a little more expensive, but not much. I recommend that you visit Stone Depot in Greenpoint for very competitive prices and good installation. SMC Stone in Greenpoint has a great showroom but is at least 70% higher in prices than Stone Depot
but you can get a sense of what is out there from SMC. Home Depot in Brooklyn in my humble opinion is.... let me spare you the poetry....the worst.
Posted by: hemspa at March 8, 2007 9:54 AM in response to local source for countertop
Rereading my comment, it isn't clear. Sorry ....long day. I meant to say that when they come to measure, they will take your sink back to the shop if it is an undermount to cut the stone perfectly and to glue it to the stone in the shop.
Also, I tried to say that they must drill a hole in the underside of the countertop for a screw which will secure the dishwasher to the countertop so that it isn't moving everytime you open the door (like mine does.... I hope someone can benefit by my mistakes...).
Again, good luck. did you get soapstone?
Posted by: hemspa at March 7, 2007 6:26 PM in response to local source for countertop
Yeah, me too. The mere words "Home Depot" sends chills down my spine.
They will come to your house, and with balsa wood will make a template over your counters. You need to have your sink so that they can accurately cut around the opening for the sink.
They bring that back to the warehouse, take the stone and cut it according to the template.
They then bring it to your house and glue it to the countertop. If it is an undermount sink, they will take the sink to the shop.
A tip -- when they come to install the countertop, make sure that they attach the dishwasher to the countertop. They need to drill a hole in the underside of the countertop to adhere the dishwasher to the stone so they can screw it in. Otherwise you have your dishwasher moving around everytime you open the door.
Good luck.
Posted by: hemspa at March 7, 2007 6:16 PM in response to local source for countertop
Wow. I still remember when workers who fell into the Gowanus canal had to go to the emergency room for massive doses of antibiotics. I like the "Glass half full." Funny.
Posted by: hemspa at March 7, 2007 2:04 PM in response to Gowanus Boutique Hotel About Ready to Rock
I don't think I want to be an RPRP, landlord is OK. I just don't want to be a landlady (very different image). I have great tenants, really the best. We have friendly business relationships -- I take good care of the place and they respect the property and pay their rent on the 1st. It's working out very well for all of us.
Posted by: hemspa at March 7, 2007 7:41 AM in response to Rebranding Campaign for Landlords
That looks like a great deal to me. Just a few blocks away from the planned Love Lane development. Development action in the Heights! The North Heights was always a little raggedy but the Nice new St. George and little pockets of development there should be great for the neighborhood and a good investment.
Posted by: hemspa at March 6, 2007 5:33 PM in response to Recently Sold: 71-75 Pineapple Street
Dear Mr. B., I feel your pain. In fact, I think you are in good company with many Catholic parishioners who are heartbroken about recent closures of many of their architecturally beautiful churches and the loss of community that involves. I don't think that it is necessarily a matter of denying the aesthetic connection to spirituality that many of these churches are closing (or selling the structures for condos), but that these beautiful old churches are very expensive to maintain and sometimes cannot be supported by the communities they serve. I am not sure what this pastor meant exactly, but in an awkward way perhaps he was saying that the cost of maintaining the structure might drain limited resources from things that were more directly beneficial to the congregation. I don't know. I was part of a parish once in Brooklyn which worked tirelessly to save its stunning 150 year old church and its small but vibrant congregation in the face of shifting demographics and a shrinking congregation. It could have been too much for these people in Bay Ridge, I don't know. It's sad though. For me, it would be a strange living there - I could never dance at the Limelight either.
Posted by: hemspa at March 6, 2007 10:37 AM in response to Bay Ridge Church Selling Its Soul For Condos
OK, here I come. I'll live there for a couple of months, while I contemplate how to spend the rest of my Mega lotto winnings.
Posted by: hemspa at March 6, 2007 7:29 AM in response to 70 Willow Street: Brooklyn's Most Expensive Rental?
Yes, you did yente!! I third Bill! (nice guy, good work and cheaper than soxco). Good luck!
Posted by: hemspa at March 6, 2007 7:26 AM in response to Stair Replacement
I didn't want to inspire a landlord pile-on. I wish this landlord good luck; it isn't easy sometimes. We learn as we go along. You'll work it out. Keep the faith.
Posted by: hemspa at March 5, 2007 5:30 PM in response to Impatient Tenant
Is this for real? I think that is incredible. Why wouldn't he trust you to take care of it? I am a landlord and I pretty much jump when the tenants have a problem, but what you describe is off. You could make him return this. You could decide to sit down with him and have a conversation about how you deal with these things in the future. Re the future, you may decide you don't want a future. Look at your lease. Regarding your messages, you really should get a cell phone and keep it on. If you are responsible for the tenants, there could be be more of an emergency than this. What if there was a broken pipe or a fire, you really should be on hand because that is when tenants start taking things into their own hands, which is what you don't want. Good luck.
Posted by: hemspa at March 5, 2007 7:31 AM in response to Impatient Tenant
I agree about the undermount. It is much prettier and cleaner.
Posted by: hemspa at March 2, 2007 5:21 PM in response to Under or Over
This is what I am afraid my little house will look like in the shadow of Big Foot AY.
Posted by: hemspa at March 2, 2007 10:16 AM in response to Appreciating 186 and 188 Duffield
Dear 3:24, Thanks very much for your info. That explains that. They obviously are using a VERY low key marketing approach, since I have been wondering about this place for 2 years.
Posted by: hemspa at March 1, 2007 5:12 PM in response to NY Sun: Downtown Brooklyn Is Booming
I am wondering what building -- industrial looking/office building-- is on the south side of Fulton between Vanderbilt and Clermont. It has a HUGE empty parking lot. It seems like some kind of spooky compound with many windows blocked up. I would gladly pay to park my car there.
Posted by: hemspa at March 1, 2007 3:19 PM in response to NY Sun: Downtown Brooklyn Is Booming
My friend got 25,000 dollars to move out of a 2 b, 2bath apartment 7 years ago. He should have bought it. I didn't realize that it was coop'd in '89. I thought it was when he moved, but I guess it was coop'd and there were remaining rentals. True, it is a white box apartment with low ceilings and small windows but layout was OK and price was very good then. I never heard gunfire, but was sure to get "Black Pearl" car service home when I visited. It is a little desolate over there in terms of services; you are close to that little mall on Flatbush and there is a supermarket on Myrtle. One really good thing is that you get a parking lot there. Also, the complex is gated with security outside which seemed pretty good. I think it must be much nicer now.
Posted by: hemspa at March 1, 2007 3:06 PM in response to Co-op of the Day: University Towers 2 Bedroom
Do a search on this site. People posted in response to a similiar question I posed some time ago. The spirit of the law is that exits can't be blocked. Someone posted the actual rule on the web. I had tenants who stored things in the hallway - a little table, grocery cart, outerwear, shoes.... It was getting out of hand and actually did restrict access to their apartment and the roof. I discussed it and the rationale and they have removed the stuff.
The other aspect is that the hallway is not part of the apartment you rent to them. It is your house. Check the lease.
Good luck.
Posted by: hemspa at March 1, 2007 9:43 AM in response to Code for Stairway Hallways?
I think the main variable in whether brownstone condos (OR coops) are attractive from a design and investment perspective is the width of the buildings. With a grand 25 foot or even 22 foot or a corner building with several exposures, you have more choices, but in many cases, a floor thru is a floor thru and what you can do is limited by the width of the building and the placement (or lack) of windows.
Posted by: hemspa at February 28, 2007 2:35 PM in response to Condos of the Day: 486 3rd Street
I have a kitchen on the ground floor in the back and it is dark in there! I put in recessed lighting on dimmers and it is bright and very attractive. I can adjust the lights for the time of day - but they look very nice and the light is excellent for the work I do in there. Otherwise the place would be like a cave.
Posted by: hemspa at February 28, 2007 1:58 PM in response to Do people hate recessed lighting
Yo! I love Brooklyn, yesteryear, this year, next year. I ain't never goin' no place else. Ever. I had two ex-patriate experiences - Japan and Kansas City and when I got back home, I clicked my heels and said, there's no place like.... No...New York rocks, Brooklyn rules. I am so happy thinking about this, I think I'll cakewalk down to the AY site down the street. Yes!
Posted by: hemspa at February 27, 2007 5:19 PM in response to Party Like It's 2005: Bidding Wars Galore
It looks like a bunker or a fallout shelter. Looks pretty safe, except for the windows. Get rid of 'em.
Posted by: hemspa at February 27, 2007 5:10 PM in response to House of the Day: 297 Pacific Street
Ha. Funny, Brenda. I think I am in that club; looking for a 12 step program.
Posted by: hemspa at February 27, 2007 1:20 PM in response to Inside the Grand Avenue Haunted House
Wow, that's going to be some job. This stuff is not for the weak of heart. Good luck to the owner. Amazing that there were people living in there without heat or hot water.
Posted by: hemspa at February 27, 2007 11:51 AM in response to Inside the Grand Avenue Haunted House
YOU own the building. You must contact your board and tell them that you want a warmer place. You elect representatives to the board and you have a say in your representation. See who else is cold. Or run for the board...
Posted by: hemspa at February 26, 2007 4:08 PM in response to NY legal minimum heating law for Co-Ops?
One of the points she made in the article was the lack of a single powerful corporate opponent to the project in contrast to other mega projects which got voted down. Another issue is that this was a very powerful, well connected entity which skillfully wended its way through the politics of approval. Imagine Joe Q. Citizen ripping through the Environmental Impact study (a monster document about 10 inches deep) in the 30 day time frame allotted for public review.
Posted by: hemspa at February 26, 2007 3:30 PM in response to Egan: Apathy and Resignation To Blame in AY Fight
279 Clermont a no show. Nobody there. Flateau didn't answer calls. Shabby looking lobby, painted high gloss medium brown trim on everything in lobby and ground floor, grated door/lobby area filled with trash. Initial impressions from picture and knowledge of street pretty right on. On top of that, you have a disorganized broker.
Posted by: hemspa at February 26, 2007 10:39 AM in response to Open House Picks
Thanks for the comps 4:33. I checked Property Shark and the three buildings you mention are 2+ feet wider and as you mention 2 out of 3 are 5 story. I am going to take a trip to see it myself on Sunday to satisfy my curiosity.
Have a good weekend.
Posted by: hemspa at February 23, 2007 5:31 PM in response to Open House Picks
By chance, this Wednesday night I found out about a joint gathering of the Fort Greene Association and the Clinton Hill Assn at Bishop Loughin High School to show a film "Brooklyn Matters", an independent film critique of the AY project, followed by a panel discussion of community leaders, including Tish James, D Goldstein etc. Just as I resigned myself to the construction and chaos leading up to living in the shadow of this monstrosity, I find out that there is a federal lawsuit to stop the use of eminent domain in this project. There are a goodly number of people who seem to believe that this project can be stopped and it will happen by court injunction. Are they dreaming? Is this possible?
Posted by: hemspa at February 23, 2007 5:15 PM in response to A Look Back at the Atlantic Yards Groundbreaking
Re: the cruise ship comic dimension, this house is funny. Look at the kitchen floor. What kind of bent consciousness would come up with a floor like that. That is like the clown in a plaid suit with a spinning bow tie or squirting carnation. It's either funny or horrible or both.
Posted by: hemspa at February 23, 2007 3:33 PM in response to Joke of the Day: Red Hook New Build for $1.8 Mil
Re Clermont: That place has definate POS possibilities - the facade looks pretty good but a 4 family means that it has been very chopped up and if TLC is indicated, I read a place whose last renovation was patchwork to accomodate as many people as possible -There is no indication either of tenant status, which could be an issue.
I am also curious about this place since I live in the area.
Posted by: hemspa at February 23, 2007 2:27 PM in response to Open House Picks
Regarding Shaun and yente's comments, I am not sure how long it will take to get over my renovation (STOP ME before I BUY AGAIN!) but I must be partially over it because I am now longer looking at these dilapidated beauties as agents of personal torture anymore. I would look at the pictures and think - You know how much it would COST to repair those dormers. I also knew the 20 ways the contractor could screw it up...
Posted by: hemspa at February 23, 2007 12:47 PM in response to Grand Avenue Wreck Getting a Makeover
Yes, you are right. That is where you will receive mail relating to the building and if you live there, that's what you put down.
Posted by: hemspa at February 22, 2007 3:30 PM in response to Property Registration
I bought a house that had some detail interspersed with decades of really bad patchwork alterations, I guess like many brownstoners. I am not a big fan of dark interiors and I hate a lot of Victoriana but I think I kept a lot of cool things, like the decorative plaster molding, shutters, I reproduced the original floors and camped out at Eddie's, finding light fixtures, marble mantlepieces and other bits and pieces so that it is a mixture which works for me, but much closer to the place on the right.. I rebel against people who think it is a mortal sin to paint dark wood or to rip out details which have deteriorated badly. Sometimes old is just old. Figuring out what to save and what to change is the cool part.
Posted by: hemspa at February 22, 2007 11:58 AM in response to Brownstone Renos: A Contrast In Styles
I agree with 4:03. I think that the short term for the bordering neighborhoods is going to be the annoyance of construction. I also think that property values will appreciate in the long run and that it will be OK for the hood. It will definately be more congested, no question. I have also heard others say what 2:11 is saying. BedSty will probably benefit from AY indirectly.
Posted by: hemspa at February 21, 2007 4:45 PM in response to Atlantic Yards anxiety
OK, I got this recommendation from brownstoner and this guy is wonderful and reasonable. Bill with his own mill shop specializes in staircases and does great work. 718-218-9051. Good luck.
Posted by: hemspa at February 21, 2007 4:21 PM in response to References and cost of building stairs
Dear Clinton Hillbilly,
About Eddie, I'll believe it when I see it. He says that, but he loves what he is doing. He just needs a vacation.....in my humble opinion. At least I hope so; I don't want him to close.
Posted by: hemspa at February 21, 2007 4:17 PM in response to Lot for Sale: Don't Mind the POS Next Door
Ref: Pam and Mas. My prayers have been answered. I'll help them finish myself. I won't whine about the retail services in Fort Greene for a while but will contemplate fresh bakery goods and count my blessings.
Posted by: hemspa at February 21, 2007 1:54 PM in response to Blimpies in Ft. Greene?? Wha' Happened?
Where is the Pam and Mas bakery? This is a new bakery to open? Where? Be still my soul....
Posted by: hemspa at February 21, 2007 12:27 PM in response to Blimpies in Ft. Greene?? Wha' Happened?
Ditto. Eddie's the man. Tues thru sat 12-6.
Posted by: hemspa at February 21, 2007 12:22 PM in response to Salvaged items?
There was plenty of collateral damage done by the BQE. Brooklyn Heights managed a lot better than Red Hook.
Posted by: hemspa at February 21, 2007 12:11 PM in response to Brooklyn Heights' Prewar Promenade
I felt sorry for Eddie next door.
Posted by: hemspa at February 21, 2007 10:46 AM in response to Lot for Sale: Don't Mind the POS Next Door
I am hoping for the best with this, (what else can we do at this point) but I am a little anxious about all of this, since I am close to the northeastern corner of this project. I have heard more than one person articulate McDonnaPoppa's comments about moving into BedSty to get away from this project's influence. We'll see. It will change things, that's for sure. For now, we'll have to deal with construction....
Posted by: hemspa at February 20, 2007 3:33 PM in response to Wrecking Ball Gets Rolling on Atlantic Yards
I seriously dig the exterior of this house. Location and price, though, I don't know. Seems pretty high. About the kitchen, I don't like it but it seems fixable.
Posted by: hemspa at February 20, 2007 12:49 PM in response to House of the Day: 855 Jefferson Avenue
OK, I feel better now. Have a good weekend.
Posted by: hemspa at February 16, 2007 4:50 PM in response to Kensington Townhouses: Affordable or Avoidable?
Dear Bob999,
Please, PLEASE, don't shoot yourself in the face. I couldn't concentrate on any of the other posts after I read that....
Posted by: hemspa at February 16, 2007 4:35 PM in response to Kensington Townhouses: Affordable or Avoidable?
Wow, that is one dreary piece of landscape and creating apartments which could rent at over 3 grand there would be quite an achievement.
Posted by: hemspa at February 16, 2007 11:46 AM in response to More Rentals in Williamsburg's Future
You are mistaking giving a low bid with disrespecting the sellers. I have heard several stories about people giving significantly lower bids and getting a place. Sometimes it can't hurt to articulate why you are lowballing in a direct way whatever the reasons. Maybe you absolutely love something and want it and that is all you can handle. Maybe you have certain concerns, such as the environmental ones you mention. Give your low bid with an explanation and see what happens. They may say no. They might surprise you and say yes or say they will think about it and then say yes. You might be surprised. Good luck.
Posted by: hemspa at February 15, 2007 5:00 PM in response to What's considered low-bidding?
Beautiful photograph!!! By the way, Kevin, I love your site. It is wonderful. I am going to buy your book...
Posted by: hemspa at February 15, 2007 4:52 PM in response to Thursday On The Record
I am interested in people's comments on skinny houses because mine is narrow. I tried to create a sense of spaciousness in different ways with the renovation: lighting, integrated color schemes, properly scaled furniture. I think about this a lot - your standard American furniture seems to be so Mission and bulky and could be a killer in a little house such as this. That being said, it looks like a pretty one. I wish though that people would use standard lenses to shoot ad pictures. About the renovations, tilting floors and separating staircases are all fixable but aren't little jobs. The rule of thumb for rebuilding a staircase is $5,000 a floor, though you can get it cheaper.
Posted by: hemspa at February 15, 2007 1:50 PM in response to House of the Day: 57 Lincoln Place
Regarding Mr. B's question about the glossy floors, I am partial to satin finishing - don't like the "bowling alley look" you are getting a lot of shine there, but it is a very pretty house. Ditto on 1:35's comment about whether it is good for the Jews -- I laughed...
Posted by: hemspa at February 14, 2007 1:50 PM in response to House of the Day: 1441 Dean Street
I had a wonderful experience with PC Richard in Astoria. I got excellent prices and because of some problems with my kitchen renovation, I couldn't take delivery right away - they were very accomodating. Ask for Mohammed who has an encyclopedic knowledge of brands, products, and who was enormously helpful.
Posted by: hemspa at February 14, 2007 1:40 PM in response to Best/cheapest source for appliances?
Ditto on Benjamin Moore. It is the best.
Posted by: hemspa at February 14, 2007 1:27 PM in response to Paints Advice?
The results seem in line with the blogs. No surprises. And it doesn't surprise me that 10% are debt free. There are families in my area that have owned their properties for generations.
Posted by: hemspa at February 14, 2007 12:29 PM in response to Brownstoner Reader Survey Results
I like having an optional typekey identity. I think it is a good thing particularly for people who have had their identities used by the troll, like Crown Heights Proud and Bx2Bklyn. I think that you should maintain the option to post anonymously but there is a nice quality about getting to know the regular posters -- people over time who have helped so much with my renovation and with various advice as well as the truly entertaining folks as well. As far as usage, I click in periodically throughout the day and
at times have to order myself back to work. By the way, Mr. B. I check in on the weekends too, but I am all for your taking the weekends off. The forum is busy and I think that people can post on Open Houses (though if you are a serious buyer you may not be willing to share info which is "competitive".) Anyway, thank you so much for your work. The site is great and has helped me immeasurably.
Posted by: hemspa at February 13, 2007 5:02 AM in response to A Couple of Things
I have honed granite in my place and while I like the look, I wouldn't do it again. It is high maintenance. I saw the most gorgeous countertop recently, which was a variegated, goldish marble. It was sealed and absolutely beautiful and the owner is a real chef and cooking constantly. Very nice. Corian scratches. Gardenweb.com has a lot of commentary on countertops.
Posted by: hemspa at February 11, 2007 5:38 PM in response to Countertop Advice?
Thanks for the rental info, Mr. B. Very helpful.
Posted by: hemspa at February 11, 2007 5:30 PM in response to Craigspicks: By Owner No Fee Rental Edition
Oh, one other thing. Bill reproduced original spindles for 25 dollars which is very inexpensive (others charge from 40-70). Good luck.
Posted by: hemspa at February 8, 2007 3:52 PM in response to Staircase
I don't know Yente, I'm slacking off at the job lately. But I got Bill from you, THANK YOU!!
Posted by: hemspa at February 8, 2007 3:32 PM in response to Staircase
Call Bill, who has his own mill shop in BedSty. He did excellent reasonably priced work for me -- bannisters, spindles, among other things. Great. I got his name from Brownstoner. 718-218-9051.
Posted by: hemspa at February 7, 2007 5:09 PM in response to Staircase
Try lightinguniverse.com. Also crystorama.com has quite a collection of things. They are a Long Island company which sells to the trade - they open to public in Oct and March and I got some great things from them. Good luck.
Posted by: hemspa at February 7, 2007 4:51 PM in response to Where can I get Sconces?
Joe Pasaturo from AVT Enterprises. Excellent.
Posted by: hemspa at February 7, 2007 3:19 PM in response to Engineer for inspection
I am so sorry.
Posted by: hemspa at February 7, 2007 2:01 PM in response to BREAKING: Worker Killed at Forte Condos Site
Ditto to Benno also. Hairdryer will unfreeze pipes. After you are unfrozen, add heat tape and insulation.
Posted by: hemspa at February 7, 2007 1:18 PM in response to Frozen Pipes
Mr. B. Good for you. Congratulations and good luck! Grandpa, thanks for making that distinction between extreme maniacs and standard NY Maniacs, who are definately OK. Good luck!!
Posted by: hemspa at February 7, 2007 10:48 AM in response to Bustin' Out: Blogging Full Time
You know, I think that sellers SHOULD know the ins and outs of pricing, for their own good. I mentioned this yesterday too (didn't defend West but I will today- he's right). Sellers should get their property in the best shape possible, be realistic about their own goals, do the research, know the comps in their own nabe and elsewhere and set prices at the market level, not their dream price, then HIT THE BID. The longer a property is on the market through poor pricing, staging, dodgy contractual practices, etc. etc., the greater the chance they they get discussed on brownstoner and achieve the dubious distinction of becoming a STALE PROPERTY. For what it is worth...
Posted by: hemspa at February 6, 2007 12:03 PM in response to Price Hike At The 14 Townhouses
These are some of the places I have dealt with
during my renovation:
Bergen Tile (Flatbush and Bergen) - These people are really great. Gr
I have a skinny brownstone and have the kitchen in the same spot as you. I love white, but I don't love Thermofoil. I got bisque colored cabinets (Kraftmaid) which are OK (would have preferred white though). I also got mullion cabinet doors (glass) and it adds dimension to the room, so I echo 4:39's comment about paned doors. If you want white painted wood and don't want to get thermofoil or get custom made white wood, Diamond brand sold at Lowes now makes a white painted shaker wood door.
Good luck.
Posted by: hemspa at April 17, 2007 11:53 PM in response to What Cabinet Color/Stain Do You Suggest?