jb312's Profile
Author's Posts
November 2, 2009
Modern Steam Radiators
In midst of reno, and have a couple of rooms with huge radiators that take up a fair amount of space that we'd rather use for furnishings. We're considering replacing the original units with more modern wall mount ones that will give us back some square-footage on the floor. Are there companies other than Steam Radiators that do this? (We have a steam system). Does anyone have experience with these? Thanks.
October 27, 2009
Enclosing Radiator in Front Hall
We needed to run a new plumbing chase in our front hall, and our architect is recommending incorporating this into a new radiator enclosure to make it look a little less random. Makes perfect sense from a design perspective, but the radiator will have to be a bit smaller to fit the design. We'd be going to a radiator that's ~40" tall to one that's 28", in a typical front hall in a 20' brownstone, with entry vestibule. Thoughts on the likely impact to warmth? My reaction is that the hall doesn't need to be so hot, but I'd love a more informed opinion. Thanks!
October 12, 2009
Bathroom Heating
We're mid-way through a brownstone reno, and our contractor is suggesting that our heating plan for a new bathroom is insufficient, and he wants to re-run risers for a radiator. It's the small room in front over the stoop - with a window - and we'd planned on electric radiant floor heating and a towel warmer. Will we want more heat? Will some kind of electric unit be crazy expensive? Would love input. Thanks!
August 20, 2009
Claw Foot Tub Available
We're converting a full bath to a powder room, and so have this claw foot tub available. In good shape, very deep but a little short. South Slope, by the park. $100 OBO. Contact me at jbusky at gmail dot com.
July 7, 2009
Approvals Sob Story - Normal?
We've been in approvals limbo on our brownstone renovation since January, and have no clear idea 1) if this is normal, 2) if there's anything we can do about it, and 3) how upset with our architect and expediter we should be. We're not doing anything crazy - the normal add kitchen and deck to parlor floor and miscellaneous updates of plumbing and electrical. In January we received a "pre-considersation" letter from DOB approving a second kitchen and started talking to Landmarks. It took until May to receive the final go-ahead from Landmarks, after a lot of back and forth about the light fixture we wanted over the front door (4 months total). At that point, we were expecting a turn-around from DOB of less than 1 week with our self-certifying application, but learned that a full plan review was required. Architect has not been clear about whether this could have taken place in parallel with the Landmarks review or not. Now the plan review has come back saying the zoning analysis was missing and we need to have an appointment with the plan examiner to present this analysis - and are waiting to schedule this. We've been 5 weeks to date with DOB. So to my questions. Is this normal? Is there anything to be done about it? Did our architect / expediter do anything wrong, other than grievously mis-managing our expectations (e.g., not parallel processing DOB and Landmarks, not filing zoning analysis)? For months we've been upset at the lackadaisacal way they seem to be managing this job, but we've always felt that switching horses mid-stream would only create further delays. At this point though, we've been saying that since February... Any insight, advice, re-assurance, etc. would be deeply appreciated!
June 7, 2009
new dob approval process
Does anyone know anything about the new plan examination process at Brooklyn DOB for self-certifying applications? This was a total surprise to our architect, and we're kind of flummoxed.
June 1, 2009
lead paint and contract
We're dickering with our contractor over the details of the contract, and the sticking point is lead. We have a tenant, and want to have him agree to abide by the EPA guidelines that become binding in April 2010. They seem pretty basic: contain the workspace, mitigate dust (wet sand, etc.), and clean up after daily. The contractor - who has great refs - doesn't want to be bound by this at all. Are we being unreasonable? Is he? Has anyone else tried to put lead-mitigation language into a contract?
May 19, 2009
Deck Question - 30' Restriction
We're renovating a brownstone and putting in a parlor floor deck with stairs to the garden. Doing it all up and up and legal, but we're a little unsure of our architect's code familiarity and we'd love advice. We know we have to leave 30' of unobstructed yard behind the house, which leaves our deck at about 10' deep. What we're not clear on is whether a spiral stair, that has no storage space beneath it, can penetrate the 30' or not. As I said, insights would warrant tremendous gratitude..
April 21, 2009
Gas Lantern Repair?
My brownstone has a gas lantern in front, now defunct. I received a flyer for a repair from "Allen." Anyone have any experience with him? Thx.
April 2, 2009
Repairing basement floor
The concrete floor in our basement is fracturing and flaking up - not a huge deal, but if we don't fix it now before we move in and fill it with junk, we'll never fix it. Has anyone done a concrete overlay to repair this kind of spalling?
Author's Comments
The tub is spoken for. Thanks for all the interest.
Posted by: jb312 at August 24, 2009 3:32 PM in response to Claw Foot Tub Available
I'd also recommend Manny, who's recommended many times on Brownstoner for his fireplace work. He did some more basic work in my basement and it turned out great. And a pleasure to work with. His number is 917-292-1825.
- jb
Posted by: jb312 at July 12, 2009 10:26 PM in response to Recs for Foundation Repair?
I've used a portable AC before, and it was a disaster. Perhaps they've improved in recent years, but the units are very expensive, and they tend to heat the room as well as cooling it - the exhaust hose does not capture all the heat output, and is not insulated. We're going with a split system.
Posted by: jb312 at July 2, 2009 12:41 PM in response to Fujitsu ductless air conditoners
If you search on "Whole House Fan" in the forum there are a number of discussions from last year. There did seem to be some options that worked on a flat roof. I also want to do this - I grew up outside Baltimore and this worked great in a much larger house than a typical brownstone.
Posted by: jb312 at June 12, 2009 1:11 PM in response to Attic Fan Recommendations
If you're really cellaring wine, you really need more capacity than the small fridges offer. If you plan on drinking 4 cases a year (pretty low), and want to cellar for 5 years (pretty minimal also), you need space for 20 cases. Potentially much more. 30 bottles doesn't cut it. (Having made the mistake myself). Sadly, the cheapest units are pretty tall, and I don't think would fit in the typical brownstone basement. My plan is to build an insulated room in the basement and install one of the fairly inexpensive cooling units to stabilize the temperature in it. My current boiler (near end of life, very inefficient), does a great job heating the whole basement in the wintertime, which is another hurdle to cope with.
Posted by: jb312 at June 2, 2009 5:48 PM in response to Storing Wine in Brownstone
OP here - what do co-op boards in pre-60's (ie lead paint riddled) buildings typically require? Don't they need something, if only for their own liability?
Again, many thanks!
Posted by: jb312 at June 2, 2009 10:57 AM in response to lead paint and contract
Allen did a great job and it looks lovely! And my understanding from reading other posts is that this kind of lantern flame is not so high-impact. We'll see with the next gas bill!
Posted by: jb312 at May 19, 2009 4:42 PM in response to Gas Lantern Repair?
OP here, basking in the glory of being promoted to the main page. Thanks for the input, but I'm still confused about a couple of things. First off, our back lot is approx. 40', which to my understanding means we can go 10' off the house, no questions asked, leaving a 30' yard. But can stairs off a deck that's using this rule project into the yard, as they can with an 8' deck?
And also, what does "no usable storage or building space mean?" If it's just open space, does that count as usable storage space? We certainly plan on using it as such... Many thanks to all!
Posted by: jb312 at May 19, 2009 1:15 PM in response to Deck Question - 30' Restriction
I've been reading up on deck posts to confront my own demons, and someone suggested having the 3' near the property line being steel, and the rest being wood. Is this kosher, or if you get w/in 3' does it all need to be steel? Or, once you've paid for ironworkers to come in, is there no benefit to a hybrid solution?
Posted by: jb312 at May 18, 2009 11:29 PM in response to Decks and the DOB?
We're doing this as part of our reno. If you're in a landmarked district, they have to approve any exterior changes, even in the rear. The larger impact for you, since they don't tend to get too fussy about changes invisible from the street, is that you also might have to go through DOB. If you go that route, you need to make the deck from steel and you have to, I believe, keep 30' of unobstructed yard free behind the deck. It's also more costly. There's the under-the-radar approach as well, but that has it's own risks.
Posted by: jb312 at May 16, 2009 12:03 AM in response to back decks
Manny Lassalle also gets great recs on this site.
Posted by: jb312 at April 23, 2009 6:30 PM in response to Rec for Fireplace/Chimney Work?
We actually had a fantastic experience with My Home a couple of years back on a kitchen and bath job in Manhattan. On time and on budget and beautiful. Just goes to show how variable these things can be.
Posted by: jb312 at April 6, 2009 11:05 PM in response to MyHomeUS
The first time I faced this ridiculous part of reality I was so angry; I tried to work up a price based on real vs. phantom square footage, and not surprisingly got nowhere (and my offer, needless to say, wasn't accepted). This is sadly the way it works - New condos have a large premium.
Posted by: jb312 at April 6, 2009 10:59 PM in response to Measure Condo Sq Footage
People have posted about this before. If you search in the archives you should be able to find some recs for HVAC people that had installed such units. I grew up in MD, and my parents had set this up, but it seems to be less common here. Lack of attics and flat roofs are one reason, but it apparently does work well.
Posted by: jb312 at March 12, 2009 1:58 PM in response to EXHAUST FANS
I got the same letter and was impressed by the boldness of their scam. They very clearly tell you that they are not a gov't agency, that you don't really need the deed, and that they will charge you much more than it would cost at the City Clerk's office, if you wanted to get it for some reason. I don't recall their mentioning that most probably have a copy already, but they could hardly be more upfront. I believe that potential customers for companies like this are born at an approx. rate of 1 per minute.
Posted by: jb312 at January 16, 2009 4:16 PM in response to Deed Scam in Brooklyn?
We did our floors a while back and had to vacate, but it was pretty fast - just a couple of days with water based products.
Posted by: jb312 at December 1, 2008 11:52 PM in response to Floor refinish.. Vacate property?
We checked these out, and they looked pretty great, if a bit over-tricked out. However, they seem to be located right at the end of gentrification in that particular direction - it gets industrial really fast down the block. Given how the economy is going, I'd be a little nervous. But if you're fine with that - go for it.
Posted by: jb312 at December 1, 2008 11:49 PM in response to "Hello Living" on Pacific St
$3000 does sound high - a carpenter plus helper should be able to complete the job in half a day, and I haven't bought 2x10's in a while, but $500 should do for materials at the outside.
The people talking about poplar and stain - I don't think they get that this is a cellar stair. Some preservative might be called for, but certainly not poplar.
I'm actually interested in your concreting -- how much you paid psf, and if you were happy with your contractor. We're considering doing this with a new house, but it seems a little pricey given that it's not truly necessary. Advice would be lovely!
Posted by: jb312 at December 1, 2008 11:44 PM in response to BASEMENT STAIRCASE QUOTE
I reposted this request for help under the C-of-O category.
Posted by: jb312 at November 25, 2008 6:27 PM in response to C of O when renovating pre-1938 houses
This is the cellar floor. We plan to own the house for 10 years plus, and use it for storage and a wood shop / work space. It's the kind of thing that's clearly fairly low priority, but if we don't do it now when it's empty, we'll never do it. If we can take care of it for a reasonable price, then I think it will make sense. Advice most helpful!
Posted by: jb312 at November 19, 2008 6:42 PM in response to New Concrete For Basement Floor
My folks have had a bluestone patio on a sand and stone dust bed that has held up perfectly since the early 80s. It looks and wears far better than concrete. It's also much more amenable to a DIY approach if you're interested.
Posted by: jb312 at October 3, 2008 9:42 AM in response to Patio - Cement or not?
We'd also be interested in buying one or two if other offers have not yet panned out. These are a perfect match for the brownstone we're just about to begin renovating. You can reach me at jbusky@gmail.com. Thanks!
Posted by: jb312 at September 10, 2008 10:44 PM in response to Late Victorian/Craftsman Mantels
There's a process called certiorari where tax-payers can formally contest the assessment, which can often lead to an abatement. I've no idea as to the details, only that my co-op does it every year and it saves us money, despite the legal costs. Ask a real estate lawyer.
Posted by: jb312 at June 26, 2008 6:31 PM in response to Real Estate Tax
I wish people would actually talk about the properties, instead of arguing about the economy, how they fit into the NYC income distribution, or whether Brooklyn real estate is on the way up or down. Can Brownstoner create a separate section of the site for incessant whining and bickering?
Posted by: jb312 at May 17, 2008 4:47 PM in response to Open House Picks
Responses to Author's Forum Comments
From my personal experience -
You may not "need" to file with DOB but if you try to do significant other work, refinance, sell, or anything else that requires an inspection, survey, etc. and the deck is not known to DOB, you may have to try to legalize after the fact.
We coverted our one family w/o any C of O to a legal two family with a C of O and only because a prior survey showed the deck, we were grandfathered in and allowed to keep what would have been an otherwise illegal deck. We came very close to having to demolish but for the old survey.
Also, on propane, you can possess a canister, but you cant have it filled in New York City. The problem with using it on your backyard deck is its illegal to carry them through your house to get them there. We bring a crane in every few weeks to carry them over the house to the back yard. (just kidding on that last part)
Posted by: very bored at work at May 19, 2009 4:08 PM in response to Deck Question - 30' Restriction
a lot of people on my block have outstanding violations causes by an extension dispute and then a neighbor calling DOB on everyone in the vicinity with an extension.
I don't believe its illegal to carry the canister through the house...its only illegal to store it in the house. BTW besides a crane you can have it helicoptered in. There is a service that does that its 18003253535.
Posted by: smeyer418 at May 19, 2009 4:21 PM in response to Deck Question - 30' Restriction
http://www.nyc.gov/html/fdny/html/safety/barbeque.shtml
them rules.....
Posted by: smeyer418 at May 19, 2009 4:25 PM in response to Deck Question - 30' Restriction
I don't know, are you guys all a bunch of lawyers? You plan things with the idea that at some point you will need to change the c of o of your house? Well, I'm just a layman, and the less I go to the DOB the happier I am and the longer life I will have. I like the idea that you cannot carry a filled gas canister through your house. There's a dilema! you also can't carry them in your car if you use any of the local bridges or tunnels. Barbecuing is an OUTLAW activity in our fair city.
meanwhile from my roof I notice that at a nearby rental tenement the residents go up and light hibachi right on the roofing membrane. There's a real dilema, and I'm sure it's perfectly legal.
Posted by: sam at May 19, 2009 5:15 PM in response to Deck Question - 30' Restriction
sam, I respectfully pass on the torch for "disclosures beyond the call of duty (or the DOB)" to you.
Posted by: cmu at May 19, 2009 8:14 PM in response to Deck Question - 30' Restriction
what I love are the youngsters who want to do things "legally" so they will file even minor jobs with the DOB, not knowing that next to selling blow on the street, getting a permit out of the brooklyn DOB is one of the most sordid and illicit exercises one can engage in.
Posted by: sam at May 19, 2009 8:41 PM in response to Deck Question - 30' Restriction
Good code analysis re decks and rear yards. I would like to add that I have heard (but not confirmed) that sqft over 8Ft projection counts against FAR. Is this so Jimhill?
As to canisters on rear decks, connect grill to gas line and get converter kit for grill.
Posted by: chas at May 19, 2009 10:00 PM in response to Deck Question - 30' Restriction
Chas,
That's a good question. I haven't run into any discussion of FAR pertaining to the depth of a deck, but I haven't been looking for it either. I'd have to check on that, and quite frankly, that's a bit too much time for me to put into an online discussion right now. We've been picking up a number of projects lately and I need to get to work on them.
If someone else has the answer to this question, I'd be happy to hear it.
Posted by: JimHill at May 20, 2009 9:53 AM in response to Deck Question - 30' Restriction
Sam, a lot of this is a function of the neighbors. Every single thing I wind up tying I have to delete because it comes out sounding mean...
...just suffice to say that I am thankful to be living on a block where my neighbors care about my renovation but aren't vindictive, and have been through it themselves, and don't exactly have $$ to burn.
Posted by: vanburenproud at May 21, 2009 7:30 AM in response to Deck Question - 30' Restriction
I had a meeting with my expediter today and questioned the FAR issue. According to him, it does not count for FAR if the deck is more than 50% unenclosed.
Posted by: JimHill at May 21, 2009 12:29 PM in response to Deck Question - 30' Restriction
Arkady - what's the mfr of your heater?
Posted by: jb312 at October 12, 2009 1:59 PM in response to Bathroom Heating