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There are plenty of skilled professional contractors and suppliers out there so just keep on not hiring the a$$holes. If they have no respect for you then they'll do what they want on the job instead of what you're paying for.

I have my own tools and I know how to use them. I sweat pipes. But I don't have to prove anything to them. I'm not doing any heavy lifting - that's what I'm paying them for.

She who holds the checkbook holds the power.

PS I bought a wreck a long time ago. Got a lot of 'YOU'RE the owner?'. I assured them that it was OK, that it was legal for women to own property in New York State. They rarely GOT the sarcasm. rarely get that attitude any more.

Posted by: jfss at November 6, 2009 6:28 PM in response to Contractors & Chauvinism

The landmarks commission does not recommend but I asked whose work they approved in the past and the guy read me a list of contractors.

Posted by: jfss at November 6, 2009 5:48 PM in response to Wooden Cornice Ornaments

Try Shannon Nursery on Ft Hamilton Pkwy across from Greenwood Cemetery. It's bigger than it appears from the street.

Posted by: jfss at November 2, 2009 8:03 PM in response to Where to Buy Small Tree?

If he was licensed when you contracted, he had to post a bond with the DCA. You file a complaint, they investigate and if they find he owes you then it is paid from the bond, up to a certain dollar amount. Of course, it's not that simple and it takes a long time. A few years ago, the max amount was $30k but it may be more now. File a complaint with them and follow up regularly - you really have to push them to get a response.

If you can't find your contractor - and even if you can find him - he's unlikely to have anything to collect on if you could win a suit. You'd just be paying lots of legal fees without much hope of collecting on a potential judgment.

It's frustrating that there's so little you can do. Go the DCA route first.

Posted by: jfss at October 26, 2009 10:02 PM in response to ISO Construction Lawyer

Edson restored my brownstone facade. Consistently professional and precise artisans. Easiest project I ever had done. I started out thinking they were overpriced but I had confidence in their ability so I went for it. Halfway through the job I thought I was getting my moneys worth. By the time they finished, I thought I had gotten a bargain.

Posted by: jfss at October 22, 2009 6:45 PM in response to Major Facade Restoration

pete and edkopel are pretty close.

6 years ago I built a 10x16 addition to the back of my rowhouse. I went up 2 stories but most of the cost is for the first story - still the same foundation and roof.

I was the GC and saved a ton of money over contract prices I got based on the plans. Let me say it again: I was the GC and saved a ton of money over contract prices I got based on the plans. And I worked hard. I was also the heating contractor as well so counted only materials cost - no labor - for heat.

Cost me about 100K not including kitchen plumbing or deck. Not cheaped out but nothing gold plated either. 6 years ago and a lot smaller than you're going.

I was the GC because I wanted to be - I took a sabbatical from work - and I got closer to exactly what I wanted than I would have gotten from any contractor so I didn't incur Pete's cost. I probably added 2 years to my life - it was pretty satisfying and I have golden bragging rights.

Any per sq ft calcs you find will be way off. My psf cost estimate was 30K. Get realistic estimates and have a good cushion.

Posted by: jfss at October 22, 2009 6:35 PM in response to Cost for Adding Extension?

For 3 family it is not required to be in a savings account but as noted above, it cannot be commingled with any other money. So you can keep it under you mattress as long as you don't have any other money there.

Posted by: jfss at October 20, 2009 6:11 PM in response to Security Deposits

You are keeping it warm enough. I had a similiar experience to stonergut except my guy was from Georgia, it was February and when I went up to check the apartment he answered the door barefoot, wearing gym shorts and a tee shirt. I told him to put some clothes on.

I inform tenants that it is their responsibility to remove ac's and lock the windows (which completes the seal). I had a tenant with an ac installed and a window open (not just unlocked, but open 4") complain about being cold. Not my problem.

Echo poster above who said it is not the landlords responsibility to accommodate the tenant's every desire.

The tenant has the option to purchase an electric radiator to supplement the 70-72 degrees that I supply. In 26 years that happened once - and she didn't move, she stayed 5 years.

Posted by: jfss at October 16, 2009 6:16 PM in response to Temperature in Apt.

About 3:30-4pm. Be out on the stoop as the little ones are unlikely to ring the bell. By around 5:30 the little one are mostly done. By 6pm they're taller than I am and I don't answer the door.

Posted by: jfss at October 6, 2009 6:09 PM in response to When is trick or treat time?

setancre is correct. "You are required to return the deposit minus any damages and costs incurred for lost rent. If you received rent for June that was less than you would have received under the lease that they broke, you can deduct that amount from their deposit."

That's what the law says. Do anything else and you will lose in small claims court.

Posted by: jfss at September 22, 2009 8:13 PM in response to Tenant Breaks Lease...

Someone posted a link to the DB a while back which specified what requires a permit and what does not. Unless something's change, Brownstone refacing, which is essentially a stucco job, does not. Check with the DB for accurate info.

Posted by: jfss at September 4, 2009 8:04 PM in response to Brownstone Facade Contractor

I forget the wording but it's part of my lease that the tenant is responsible to reimburse the landlord for any fines caused by the tenant's act or neglect. Even without that rider, I believe it is implied as the tenant is responsible for damages.

Posted by: jfss at August 11, 2009 7:04 PM in response to Ticket for Trash - Who Pays?

For the record: The owner is responsible for initial install of smoke detector. Tenant is responsible for maintenance (batteries).

I think charging for batteries is petty.

Posted by: jfss at July 29, 2009 6:45 PM in response to Deposit Deduction?

I've tried everything and what worked best is pieces of wire fencing - like chicken wire but stiffer. I got a big roll in HD for under $20 - you can probably get less. It cuts easily with a cheap wire cutter. Lay it on top of the soil and they can't dig. You can bend the ends and push them into the soil so they can't push it aside but I rarely find that necessary.

Posted by: jfss at July 2, 2009 9:31 PM in response to Window Garden Predator?

Mainman replaced my water main and I second Brooklyn Plumber's recommendation and evaluation.

Posted by: jfss at July 1, 2009 6:29 PM in response to plumbing

I don't get the entitlement attitude. Your bike, your responsibility. Grow up.

I too make it clear to prospective tenants that the hall is not part of the apartment and nothing is to be stored there.

I was a tenant with a bike for 10 years. I rode it almost daily and carried it up and down 2 flights to my apartment where it was parked outside my bedroom door. And I didn't bang up the hall walls doing it - it was my responsibility to make sure I didn't. It never would have occurred to me to ask my landlord to allow me to chain it to the fence or park it in the downstairs hall.

Posted by: jfss at June 24, 2009 7:18 PM in response to Allowing Tenant's Bikes?

I dug cellar steps front and back. The back was done twice - before and (several years later) after I built a rear addition. Quality varies greatly. The front and the first back stairs were built by masons from Spain who came up through the apprentice system. They understand the engineering as well as the masonry. All stairs were identical height, depth and pitched slightly for drainage. They also looked great and comfortable to navigate.

Second back stairs were built by a local mason and they are crap - uneven height and depth, not pitched for drainage and finished really poorly.

Choose your mason carefully. I think $5k is way too low.

I saw pics of a finished cellar with all glass doors across the back, the near part of the back garden terraced with steps leading up to the main part of the garden. Looked great.

Posted by: jfss at June 23, 2009 8:38 PM in response to Dig Stairs Outside to Cellar

Is anyone familiar with CG ? The nearest Carroll St subway entrance is on President and Smith. If you walked 3 blocks from there you would be at Clinton St. Make a right and walk 2 blocks and you are at Sackett. Still quite a walk to Cheever Place. Bergen St stop might be closer.

Any way you look at it, Cheever is a haul and close to the BQE.

Posted by: jfss at June 17, 2009 8:48 PM in response to Condo of the Day: 44 Cheever Place

Agree with smeyer. However, the courts take a dim view of you making no attempt to find a tenant for the remainder of the term.

I disagree with others. You are the landlord of a two family house which the law and the courts differentiate from multiple dwelling which is primarily income producing.

A two family is primarily your residence; the rental is incidental. You expectation is reasonable that your planned vacation is not interfered with by the tenant's whims. You have to arrange for handling emergencies (no heat, broken pipes) in your absence but not whim.

A lease is a legal document, not a suggestion. Just as you cannot arbitrarily demand additional rent from a tenant, a tenant cannot arbitrarily choose to stop paying rent at their whim. It is not a prison, they can move at any time but they are legally liable for the rent.

Posted by: jfss at June 15, 2009 9:28 PM in response to Tenant Breaking Lease?

My carpenter used dots of paneling glue. It would be difficult to remove without breaking it. He did it about 10 years ago and I've never had to remove the molding so it hasn't been an issue.

Posted by: jfss at June 12, 2009 10:58 PM in response to Attach moulding to plaster wall?

I installed hydronic radiant in both floors of a 2 story addition. I can't give you any cost comparison but installation was more expensive than adding cast iron radiators to the new rooms. Operating cost is minimal. It won't be the economical way to go but it will be the most comfortable provided it is well designed. The radiant panel assoc website is a good source - look around there. I will repeat that a well sealed, well insulated room is essential.

If you do a pressure test prior to installing the finished floor, there is not much chance that there will be a leak. Pex is pretty indestructible. The point of failure will be connectors - minimize them and keep track of their precise location (take pictures of the open floor). I used extruded aluminum track for the pex installation for both the room on slab and the room above which eliminates pouring concrete, is easier and cheaper to install and is more responsive.

Posted by: jfss at June 2, 2009 8:08 PM in response to Radiant Floor Heat Info Request

The rabid fearmongerers being whipped up on PMFA are no better than the developers et al with the slick advertising. I'm not in favor of developing a polluted site along the Gowanus or high density anywhere in the neighborhood but I'm not hearing a reasoned discussion from either side. Someone should tell the NJ poster that this isn't NJ and property values in the area are NOT going to double after the Superfund designation and cleanup unless the act of designation first drops prices by 65%.

Posted by: jfss at June 2, 2009 6:58 PM in response to Tuesday Blogwrap

If the existing work was done to code for a 1 family, it is not a nightmare to make it a 2 family. My house did not have a C of O, it had a description dating to when it was built. The changes I had to make for the 2 family C of O was to replace a wood roof ladder with a steel roof ladder.

If you're not formally renting it, why bother. It must be doable to have a second kitchen in a legal one - Orthodox Jews in Brooklyn very often have Passover kitchens in the basement.

Posted by: jfss at June 1, 2009 10:29 PM in response to Change from 1 Family to 2 Family

And my experience was something between sam and geekspice. Even if what was done was legal in the past, you have to meet current code for a C of O.

There were a few things (totaling about $1000) that I had to do to pass inspection. As long as you're currently grandfathered, I don't see any benefit in a new C of O except to the architect. I did it in conjunction with building a new addition so I had no choice.

Posted by: jfss at May 14, 2009 7:11 PM in response to C of O Issue

Only the part of the house visible from a public thoroughfare is under Landmark jurisdiction so it's highly unlikely that the back of the house and garden are regulated.

Posted by: jfss at May 8, 2009 7:58 PM in response to Landmark Society

Been going to Brooklyn Terminal Market for over 20 years and yes, it's definitely worth it.

My best finds were at Martin Villette - a huge fancy pants garden center in LI off the LIE. They have great sales in October on perennials, knowlegeable pleasant staff, pretty place and it's a nice way to spend a half day. Same thing in the spring but without the sales.

Posted by: jfss at May 4, 2009 8:49 PM in response to Perennials

Clearly SenatorStreet is an ignorant know-it-all, unfamiliar with CG if he thinks the neighbors would go for it. Senator, perhaps your intolerance for other opinions is the source of your problem. I guess they didn't teach you any manners in that small town you're from.

Posted by: jfss at April 24, 2009 8:14 PM in response to Front yard grilling etiquette

Just what I wanted. Your grill smoke coming in my front windows. You sure would not be doing it in my front yard.

It's tacky. Very Washington Heights. Presumably you live in CG because you like the atmosphere and, as you said, you don't see anyone else doing it.

Posted by: jfss at April 24, 2009 6:54 PM in response to Front yard grilling etiquette

What Ysabelle said. You're not doing anything wrong by not having a permit. You don't have to hide. And while there are laws about weekend work (not just Saturdays), Midwood does not dictate NYC law.

Posted by: jfss at April 16, 2009 6:58 PM in response to Do I Need a Work Permit?

If they were my tenants they would so NOT be renewed. With some people, no amount of rent is worth putting up with them.

Posted by: jfss at April 16, 2009 6:54 PM in response to excerpt from my tenant's letter:

I too recommend Mainman. It was a while ago and I don't remember the price to replace the water main.

Posted by: jfss at April 6, 2009 9:53 PM in response to Replace street supply water pipe

Go for a flat fee as RG did. When you go percentage there is every incentive for the architect to drive up the price and no incentive to stay within budget. Also, you can buy a $500 fridge or a $5000 fridge; it's the same amount of work for the architect but you will be paying a much higher fee every time you go for upgraded materials.

Just as with contractors, the quality of architects is hit or miss, so having on supervise construction doesn't guarantee you anything except that you'll be paying a high fee.

Posted by: jfss at April 6, 2009 9:47 PM in response to Architect's fee?

It depends on the purpose of the back room on the garden floor. If the parlor floor overhangs the full width of the garden floor windows by more than 8' then that back room would not be considered living space. It is not necessary to have a back door; egress windows (specific defined size) are acceptable if the back garden room is living space. There are enough questions that you should consult with an architect familiar with the code.

Posted by: jfss at April 6, 2009 8:54 PM in response to Garden Apt Egress Laws?

I have 2 Insula Dome operating glass skylights in my kitchen installed in 2005. I just (last week) discovered that the "architectural finish" on the exterior aluminum has mostly peeled off both of them. So I'm not happy. They weren't cheap.

I have one "ventilating" Velux skylight in my bath since 1999, which means it doesn't open but there is a flap you can leave open that provides ventilation. I paid a premium both for Velux and for that feature. It doesn't ventilate a thing. So I'm not happy. It wasn't cheap.

I have the mother of all skylights in my hall since 1999. Fixed. Brand X. The glass doesn't seem to be insulated very well - it's warm there in the summer and cool in the winter. I'm not sure a fancy brand would be much different. Considering what I paid for a skylight that big, I'm happy. And I'm loving that light !

Posted by: jfss at April 1, 2009 7:23 PM in response to replacing skylight

Second St and Smith St (Carroll St subway plaza).

Smith St around Douglas (I think) demoed with ply fence and nothing happening for years.

Posted by: jfss at March 31, 2009 8:04 PM in response to Abandoned Projects Mar Brooklyn Landscape

I'm certain that there was no DOB filing for my refacing job which included full refacing, window replacement, cornice and door repair and railing replacement. All required LPC permit, none required DOB.

The link vinca provided is very informative, detailed and understandable. I believe the local law it refers to applies to multifamily buildings of a specific height. In any case, as per the link, "Application of (trowel applied) cementitious material (stucco) no greater than 1" in thickness or other material (brownstone) no greater than 1/8" in thickness to exterior surfaces of building walls" does not require a permit.

Posted by: jfss at March 20, 2009 9:23 PM in response to Facade repair

If smokychimp is right then the laws have changed since I refaced my brownstone on a landmark block 15 years ago. As homeowner, I signed the landmarks commission permit application prepared by the licensed contractor who did all the dealing with the LC. No architect DB drawings/approval was required.

Posted by: jfss at March 20, 2009 8:35 PM in response to Facade repair

On the site of that 1855 house is now the Maimonides Medical Center Pediatric Clinic.

Posted by: jfss at March 16, 2009 7:06 PM in response to Closing Bell: Brooklyn in the 1970's

His blog was my favorite. He will be missed.

Posted by: jfss at March 5, 2009 6:45 PM in response to Robert Guskind, Founder of Gowanus Lounge, Dies

My mason notched the new stone saddle to fit around the casing, just as the original marble saddle was.

Posted by: jfss at March 4, 2009 7:01 PM in response to Front Door Saddle

I have Marvin interior wood, exterior clad on my back parlor and back garden windows. They are permanently applied 2 over 2, simulated divided light and look great. They are NOT the removable grills which look like garbage. Definitely more energy efficient - fewer seals.

Posted by: jfss at March 2, 2009 6:51 PM in response to True vs Simulated Divided Light?

They have a lease which is a legal contract. When they don't pay the rent on March 1, I would send them a notice to cure as per the terms of their lease. Since they notified you they are leaving, you have an obligation to try to rent the apartment for the remainder of their term but that does not relieve them of their responsibility for the rent for the entire term until it is re-rented. You don't have to jump through hoops, just do what you normally do to get it rented. Make sure you document and keep proof of your efforts to re-rent.

I disagree with the advice to let them walk. If you don't re-rent it, you can file suit for unpaid rent in small claims court without an attorney in the county where the apartment is even if they do not live here any longer. Just keep the amount under the small claims limit even if the loss is really more. The judgement (you are likely to win) will be filed against them and you can send it to collection. And enter it with the credit reporting agencies.

Keep it business and don't get caught up emotionally in the suit and don't hold your breath waiting for the money. You many never see it but it shouldn't be so easy for them to walk away from their legal obligations.

Posted by: jfss at February 27, 2009 10:11 PM in response to Tenants moving out early

The wallpaper and carpet were readily visible prior to your offer and you should have been taken that into consideration before making it.

If I were the owners and you tried negotiating price based on their removal at this point, I would view you with great suspicion and think that this was just the first of many things you were going to continue to push get out of me. I would not tear apart my home (which I obviously like) and be stuck with a mess if you back out of the deal before closing.

It is all verbal at this point so there's nothing legally stopping you from negotiating. They can say yes or no.

Posted by: jfss at February 26, 2009 6:34 PM in response to Should seller remove wallpaper?

I did a lot looking when I was in the market for a new kitchen. I didn't chose either but I have never seen a kitchen in Home Depot that was better quality than IKEA.

Posted by: jfss at February 24, 2009 7:39 PM in response to Pricing for Townhouse Renovation?

go to the kitchen forum at gardenweb dot com. You will get lots of answers.

Posted by: jfss at February 24, 2009 7:02 PM in response to Does Caesarstone chip?

I had a (not very good) pro sand the pumpkin pine floors in my 3 story house which had ALL been painted with thick brown oil paint. Even he got all the paint off and the wood sanded smooth. I can't believe that your floors have more paint than mine did. You would never know that mine were ever painted. I did not user stripper. You will not regret using a pro with the right equipment.

Posted by: jfss at February 23, 2009 9:54 PM in response to Repaint floors? Convince us

I had a (not very good) pro sand the pumpkin pine floors in my 3 story house which had ALL been painted with thick brown oil paint. Even he got all the paint off and the wood sanded smooth. I can't believe that your floors have more paint than mine did. You would never know that mine were ever painted. I did not user stripper. You will not regret using a pro with the right equipment.

Posted by: jfss at February 23, 2009 9:54 PM in response to Repaint floors? Convince us

The security deposit and last month rent match the current rent and go up when rent is raised. Has nothing to do with trust - it's business. My tenants live here because they pay rent, not because I love them. If they weren't decent tenants, I would not renew them - life is too short to have unpleasant people living in the building that is my home.

It seems to be OK with people that big landlords take actions that people find objectionable from small landlords. I don't understand why anyone would expect a small landlord to take more risks with tenants than a big landlord does. I'm less able to absorb a problem tenant than a big building.

Posted by: jfss at February 18, 2009 6:46 PM in response to Second Security Deposit

Op I'm having the same issue with a forced air system. 70 degrees wont please all.

I plan on installing a temperature sensor in the cold apt and wire it to the thermostat in the hall to help me balance the heat.

Posted by: jack slade at October 18, 2009 11:01 PM in response to Temperature in Apt.

It doesn't matter if you co-mingle the funds as long as you return the deposit - minus witholding funds for legitimate problems. If you return the deposit what would the tenants have to complain about? It's called standing legally. A tenant would have no standing to challenge a landlord if his deposit was returned because he will have suffered no harm. No harm, case dismissed.

Posted by: Brooklynnative at October 20, 2009 7:01 PM in response to Security Deposits

What mystifies me is that I told my tenants that I would open up a separate account for it and they refused to do the paperwork! I"m still scratching my head over that one.

Posted by: nk at October 20, 2009 7:28 PM in response to Security Deposits

nk,
What paperwork would your tenants have to do? If you are opening an account to hold security deposits the tenants should have nothing to do with it. It would defeat the purpose if they had access to it.

Posted by: christopher at October 20, 2009 9:33 PM in response to Security Deposits

Yeah, would be nice to know OP's motivation. That facade looks better than all the houses on my block.

I can only think the facade is tearing away, else what's to restore? Why?

Posted by: cmu at October 22, 2009 8:48 PM in response to Major Facade Restoration

Beautiful building.

Posted by: mopar at October 22, 2009 10:34 PM in response to Major Facade Restoration

I've asked it before and I'll ask it again: Why is relatively straightforward building work so expensive in New York???

Posted by: the chicken at October 23, 2009 9:01 AM in response to Cost for Adding Extension?

Because, chicken, access to these properties is very difficult. Contractors have to excavate for a foundation BY HAND and then carry out all of the dirt IN BUCKETS through an occupied house while not damaging the owner's or the neighbor's properties. Then they have to schlep all of the new material in through the house. Not to mention trying to get material deliveries made without clogging up the streets, getting a spot for a street container to put garbage, etc.

All of that usually goes on while the owner insists on living in the house during the construction and that at the end of the day, the house is spotless. All of that takes time...and time = $$.

Posted by: arch_tect at October 23, 2009 1:36 PM in response to Cost for Adding Extension?

By the way... you may want to consider that by the time the contractor has excavated for the foundation that Ed is talking about, you might as well dig a little deeper to get a true cellar space underneath the extension. You'll pay more, but you won't be sorry in terms of space. Otherwise, in my opinion, you are throwing away good effort without the full payback.

Posted by: arch_tect at October 23, 2009 1:44 PM in response to Cost for Adding Extension?

As a contractor, I would say the lower prices quoted here are probably not realistic for quality work once you add everything in, from permits to finishes. I recommend hiring an architect, getting your plans done, and bidding out the work for a true idea of total costs. Another idea is to enlist a contractor to perform pre-construction services for you: Not all architects are as cost-aware as others when it comes to designing, or they don't want to reign in enthusiastic clients with realistic figures. A contractor on-board can cost out your project as it is designed, and help find ways to make adjustments that will save money while attaining a client's design desires. Just an idea.

Tim
www.think-construction.com

Posted by: ThinkC at October 23, 2009 7:15 PM in response to Cost for Adding Extension?