I had a friend who lived in one of these triplet houses. They are not as wide as the earlier brownstones. However because there is no side hallway and stair, the back and front rooms on most floors are the full width of the house and are very spacious - almost square and very elegant in feeling. A very nice block as well.

Posted by: jmcg at November 18, 2009 4:25 PM in response to House of the Day: 22 Sidney Place

I had similiar problems and installed vari-valves in an attempt to get the top floor warm without overheating the lower floors. It was slightly better but not great. Finally after the external gas igniter (it was an oil boiler converted to gas)died, my plumber suggested changed the boiler which I did. I had mistakenly assumed that the boiler is merely a large pot of water and really didn't need replacing. Was I wrong! After the new boiler the qaulity of the heat was so much improved. No more spikes between too cold and too hot - quick repsonse time - more even heat and better distribution. The top floor is still not as warm as the lower floors but it is a vast improvement. There is also no more clanking as the rising steam fights with the condensate going down.

Posted by: jmcg at October 22, 2009 2:45 PM in response to Steam Heat on Top Floor

According to an old construction joke, there are only three rules in plumbing:
1. Hot is on the left
2. S**t flows down
3. Payday is Friday
Could be that a licensed plumber didn't do the work.

Posted by: jmcg at October 21, 2009 8:37 AM in response to Water in Tub

It may work architecturally as a four family - one unit per floor - but that's only the tip of the iceberg. You will need to file the change of occupancy under the new building code and satisfy the older Multiple Dwelling Law. More than likely a sprinkler system throughout the entire building (not just public hallways and stairs)will be required as well as fire separations between the units and fire proof doors, etc. Please consult a professional so you can go into this with a realistic sense of the cost and the time frame. I'll wager that the extra rent for the 4th unit isn't going to pay off anytime soon. And the real estate tax advice above is right on.

Posted by: jmcg at October 19, 2009 2:35 PM in response to Change from 2- to 4-Family

cmu: I think the 3 and 1 is less hassle, even if it's less rent. In terms of stairs, I would remove the stair between the parlor and basement level and turn the basement to cellar stair around. You then have a foyer in the basement with a door to the cellar (for you) and a door to the tenant apt.
In most instances the division into a double duplex is unattractive (separating the parlor entrance and stair up from the parlor floor rooms).
Having a landlord-tenant relationship with a floor-thru tenant (single or couple)is typically a lot easier than 3-4 singles or a family. Forget the duplex plus 2 floor through apartments unless you buy that with a CO. Under the new code, you'll have to sprinkler the entire building.

Posted by: jmcg at October 5, 2009 5:49 PM in response to Double Duplex vs 3-over-1

Modsquad:
I believe that you do not need an equipment use permit for a unit (3 or less tons) that serves only one floor. That piece of information is buried in the Building Code but not always appreciated by inspectors and the like.

Posted by: jmcg at October 3, 2009 4:36 PM in response to AC on the Roof

There is a difference of opinion - some suggesting semi-gloss and others opting for flat. Maybe you should do a test to see which you prefer?
I'm in the flat camp since that it was was historicaly done with plaster ceilings and plaster cove/crown molding. As sunspot19 said, it's more elegant.
But to each his/her own taste.

Posted by: jmcg at September 23, 2009 6:29 PM in response to Paint for Crown Molding?

Crown molding should be the same as the ceiling. Traditionally, in Brooklyn brownstones, crown moldings were plaster as were the ceiling and walls. It was all painted with flat paint. There's nothing to say you can't use semi-gloss but, to me, a shiny molding up at the ceiling is not the greatest look.

Posted by: jmcg at September 21, 2009 4:41 PM in response to Paint for Crown Molding?

FiredUp:
When this project was first proposed, many people couldn't figure out where exactly it was going to be sited - that triangle between Flatbush and Atlantic didn't seem big enough for an arena. More than one person said to me "Oh I see where they'll put it - Ratner is going to tear down the failed mall for his stadium."

Posted by: jmcg at September 15, 2009 2:58 PM in response to Atlantic Yards Arena: Subject to Change

The architecture is a diversion. The central problem with the project is not how the arena 'looks.' We all have our varying opinions about the aesthetics, but the real issue is the process (corrupt), the overall planning (terrible), the lack of proper infrastructure and traffic planning (minimal), and the giveaways to the developer.

I like the building but I am just an architect!

Posted by: jmcg at September 15, 2009 10:47 AM in response to Atlantic Yards Arena: Subject to Change

Dining rooms were in both places - the basement and the parlor floor. Typically kitchens were at the rear of the garden (basement level) with a family dining room in the front. A formal dining room was upstairs on the parlor floor - which was the most important floor where the family entertained. The use of the everday dining vs. formal depended upon the affluence of the family - number of servants, etc. Children were generally fed in the famly dining room until they developed sufficient table manners! Some homes had a back stair or a dumbwaiter to a butler's pantry (for serving the upper dining room).

Posted by: jmcg at September 14, 2009 9:25 PM in response to House of the Day: 591 2nd Street

I hope you have some non-paved area in the yard for rainwater. The advantage of the method used by Juno106's contractor is that the brick patio over rock and sand will absorb some rainwater as opposed to sending it straight to the sewer. More hard surface = more runoff.

Posted by: jmcg at September 8, 2009 4:42 PM in response to How to Brick a Patio?

I replaced a Maytag with the stackable Duet about 4 years ago. All in all it's ok but the dryer has a tendency to smell like mildew because of the way the gasket around the drain works. When you pull back to the gasket to clean it, you find dark shower mold. Whirpool sells packets to clean out the machine periodically. As far as I can tell, it removes the smell but getting rid of the mold/stain is trickier.
Like a fool I opted for the extended warranty. When a problem developed in the washer, it took 8 weeks to get it fixed. Company 1 decided after ordering the part (actually it was the wrong part) that they were no longer doing business with extended warranty co. Company #2 insisted that I remove the dryer and replace it when they were done. $150 for removal and $150 for replacement - the machine was fixed. NOT! - magically Company #2 was able to remove the dryer themselves after the screwed up the first time. I yearn for theold Maytag which had a stand allowing the washer to be pulled out for service. (Downside - a top loader - hard on clothes). The basic problem is that most of washer/dryer market in the US has space for side by sides and uses electricity to dry clothes.

Posted by: jmcg at July 23, 2009 1:47 PM in response to Washer + Dryer Recs?

neighbors will not be happy.

Posted by: bobjohn at October 19, 2009 10:19 PM in response to Change from 2- to 4-Family

Did you try the taps? Sometimes the letters on top are in French & C means Chaud for Hot.
I don't think there's a City code.

Posted by: Arkady at October 21, 2009 9:28 AM in response to Water in Tub

I have seen toilets plumbed with hot water...

Posted by: IMBY at October 21, 2009 10:19 AM in response to Water in Tub

why are you asking us, Plumber guy? Sounds like spam to me.

Posted by: MAT at October 21, 2009 10:20 AM in response to Water in Tub

Sizing the boiler to the system has a lot to do with how well the whole thing will work in the future.

Posted by: Master Plvmber at October 22, 2009 2:56 PM in response to Steam Heat on Top Floor