Cast Iron Farm Sink

42x22 stamped/cast on bottom, its about a 1/2" bigger in both directions - plan dimensions fyi

Posted by: jp2 at March 14, 2010 5:53 PM in response to Cast Iron Farm Sink

ill take some dimensions tomorrow, it came out of an artists loft in ribeca two years ago, it had been there for thirty years minimum,beyond that im clueless

Posted by: jp2 at March 13, 2010 10:34 PM in response to Cast Iron Farm Sink

dirt

Posted by: jp2 at March 13, 2010 10:14 PM in response to Cast Iron Farm Sink

check hpd you might get lucky with an icard

Posted by: jp2 at March 3, 2010 7:34 AM in response to Mortgage Appraisal Query

no more perforating in manhattan, just bar codes...........

Posted by: jp2 at March 2, 2010 9:46 PM in response to DOB Update 03/02/2010

inspectors tend to look at the area of work, I have however had them look elsewhere. Rear yard additions, illegal decks, cellar living/bathrooms seem to be a big part of the hit list. The rub in my opinion is that as the "applicant" the architect or engineer attests that the project is code compliant, or something to this extent. And there very well may be things that are not kosher that you are not touching. I have had projects audited and violations issued for things that were pre existing and non compliant. So its very hard to make the argument that I didnt know or I didint touch it. I think honesty is always the best policy and dealing with existing non compliant conditions will only help in the long run.

Posted by: jp2 at February 17, 2010 1:56 PM in response to Inspections of Permitted Work

its a converted multiple dwelling, id like to say im an expert, but basically it used to be a smaller occupancy and was upgraded to hold more people and for safety reasons sprinklers were required in the halls. Try HPD and see if the have an i-card info for the prior status, 2 family, 3 family etc. My opinion is that its fifty fifty these days at best to get a four story brownstone converted into a four family for lots of reasons. Ask brooklyn expediter as well i suspect he has more accurate info.

Posted by: jp2 at February 15, 2010 7:53 PM in response to Sprinklers in multi-family

dont know specifics about sound and insulating values off the top of my head. triple pane obviously will be best, i bet its an upgrade with lits of manufacturers. skyline is a nyc standard for aluminum - their website is quite good. Citiquiet are usually a second set of interior windows as i have seen, thats a real good solution, but crappy to have two sets of windows basically. Installation is key as sound and cold/heat can make it around the window units themselves. I have worked with the "windows we are" guys, they seem to have a lot of products - bonneville, kolbe, marvin etc. Talking to them might help. Duratherm, for wood I always thought was the best wood window you could get, they tend to be bigger tilt and turns but I believe the do double hung. Hopefully of some use, dont think i gave you the silver bullet though

Posted by: jp2 at February 4, 2010 12:16 PM in response to High-End Windows

and minimum 100 square feet

Posted by: jp2 at February 4, 2010 7:56 AM in response to Does a Bedroom Need a Closet?

wood, aluminum or steel? double hung, casement, tilt or tilt and turn? size of openings?

Posted by: jp2 at February 3, 2010 7:47 PM in response to High-End Windows

"partial stop work order" = prgress to everyone but the client

Posted by: jp2 at January 26, 2010 9:22 PM in response to DOB update 1/26/2010

white dove/dove white by ben moore

Posted by: jp2 at January 8, 2010 8:59 AM in response to Favorite Interior White?

white dove/dove white by ben moore

Posted by: jp2 at January 8, 2010 8:59 AM in response to Favorite Interior White?

its amazing to think that pile of shit used to look so good.

-jp

Posted by: jp2 at January 7, 2010 8:59 PM in response to Walkabout: A Fortune in Lace, Part 2

I have my own special SWO purgatory on a manhattan project, so I sympathize. It is particularly difficult to get these things resolved as it usually involves the Borough commissioner.

- Jp

Posted by: jp2 at January 7, 2010 2:11 PM in response to Inside Third & Bond: Week 112

in my humble opinion, zonings "outer court" issue often dictates a full width addition and then its FAR do you have enough and 30' rear set back - must have.

-jp

Posted by: jp2 at January 6, 2010 6:25 PM in response to Townhouse Extensions

schematic drawings or construction drawings? If its just to get through the DOB then in my opinion thats a realistic number, but if you want something thats buildable and bid-able then........... Have you talked Scott Schnall?

-jp

Posted by: jp2 at December 30, 2009 10:03 PM in response to Schematic Drawings and Filing

there are too many variables to assign a per square foot number to a residential project like this without knowing more about the product you are intending to create. This is why you have gotten and will continue to get a vast range of numbers.My unscientific personally opinion is that $200 a square foot is the bare bones minimum gut rehab cost. As for architects - what is pricey?

Posted by: jp2 at December 13, 2009 10:29 AM in response to Gut Reno - Architect & Cost

DIBS dont forget the santa, rudolph, frosty, elf ferris wheel (only four seats). But my real question is will you run them suring the day or just let them deflate and lay flacid in your front yard?

Posted by: jp2 at December 7, 2009 7:39 PM in response to Xmas Light Rules Landmark Area?

hpd website as well and cross your fingers

Posted by: jp2 at December 7, 2009 7:35 PM in response to SRO or Not?

charles nelson riley for the block

Posted by: jp2 at December 2, 2009 5:19 PM in response to Closing Bell: Abandoned in Brooklyn

if the plans were flawed from the beginning and those flaws were not exposed until now, the fact that you have had and passed inspections is meaningless

Posted by: jp2 at November 18, 2009 8:10 AM in response to DOB Audit

or create a website thisarchitectsucks.com and see if that works as leverage (humor?)

Posted by: jp2 at November 17, 2009 10:26 PM in response to DOB Audit

if this job was "self certified", all alt 1's are being audited now in brooklyn, and random alt 2's. my sixty second take;

1. base plane is just a dimensional thing for the height of the building, easy fix unless the building is too tall
2. if the cellar is a basement and not being included in the far calcs, then you may run out of far. I dont know how you would confuse a basement with a cellar so maybe its just a semantic thing for the plans. Basements are habitable and basically 50% of their height is above the ground level and you need windows obviously.
3. see note 2.
4. if you are getting additional floor area from a mechanical room deduction - its got to be a mechanical room or full of air conditioning equipment for instance.
5. you have to have a planting area in your front yard - not a big deal.
6. if this is a new addition in the rear yard - there are setbacks and the new area has to work with the far calcs. if it was there and you cant proove it was legally filed, then there is a problem. im dealing with this now on a project and they want to cut 3' off a rear yard addition (mud room) and we have approved dob plans from 1981..........
7. you might be hooped on this one if you have a porch over a rear yard addition or enclosed space

Replacing the architect isnt an option in my opinion or a much more horrible option in terms of headache, expense and time. I agree with the other posters you need the architect to be on board to work through this stuff.

Good luck

-jp

Posted by: jp2 at November 17, 2009 7:56 PM in response to DOB Audit

because if its one of the reasonable guys then your an unlikely to get a reconsideration.

-jp

Posted by: jp2 at November 8, 2009 9:04 AM in response to Stairs to Roof - Change C of O?

who is the plan examiner?

Posted by: jp2 at November 7, 2009 5:37 PM in response to Stairs to Roof - Change C of O?

ha

Posted by: jp2 at October 9, 2009 9:20 AM in response to Open Thread

if you renovate it has to be made
code compliant

Posted by: jp2 at October 9, 2009 9:16 AM in response to Live Work Rezoning

im sure that bike cures cancer as well. do people read what they write? "salvaged biodiesel"- is that picked up off the ground?

Posted by: jp2 at October 9, 2009 9:14 AM in response to Closing Bell: a Bike, a Voyage

touche cobblehiller

Posted by: jp2 at September 23, 2009 11:14 AM in response to A Curb Cut on Landmarked St. Marks Avenue? Really?

has anyoen actually seen the "approved" plans?

Posted by: jp2 at September 23, 2009 10:57 AM in response to A Curb Cut on Landmarked St. Marks Avenue? Really?

outer court issue with zoning and landmarks will ask to see what other rear yard additions on that block exist for precedent.

Posted by: jp2 at September 12, 2009 9:50 PM in response to Extension on Landmarked House

eman - there is a special audit squad out of queens, that is reviewing self certified filings (all alt 1's and random alt 2's I have been told). I have had two jobs audited, and inspectors show up to review work. If they find non compliant conditions they will move to revoke the application and impose violations. I have heard of inspectors showing up much more frequently in general. I think your only course of action is to try and make the situation compliant.

Posted by: jp2 at September 9, 2009 10:34 AM in response to Messy DOB Situation with Ext.

some banks are not financing with open permits and violations in my recent experiance.

-jp

Posted by: jp2 at August 7, 2009 4:48 PM in response to Property with Violations

tommy lee jones

Posted by: jp2 at July 6, 2009 8:59 AM in response to NYC Marshal Recommendation?

I dont know about negotiations, but id be interested in other peoples opinions. I have been hearing more and more lenders wanting DOB issues resolved. The propoerties I have heard this about are generally multiple dwellings, so I dont know if the same scrutiny applies to residential properties. Placing a number on fixing stuff, is likely a guesstimate game in my opinion.

Posted by: jp2 at June 29, 2009 5:14 PM in response to Home w/ illegal work & violation

I say 8'-0". But if building is 16'-0" wide or less then what?

Posted by: jp2 at June 8, 2009 10:35 PM in response to setback on central a/c condenser

The DOB is auditing all alt1 filings that are self certified I have heard, however I have had an alt2 filing that was self certified audited, and technically these audits are purely for zoning conformance and not code conformance. I did not know about this and had not heard about it until it happened. There is also a new department showing up on self certified and or directive 14 projects to inspect the job, I have never in 15 years seen an inspector on an alt 2 residential renovation, but there he was. Personally, I think the self certification process contains too much risk these days.

-josh

Posted by: jp2 at June 7, 2009 8:49 PM in response to new dob approval process

Ipe is a "class a" fire rated material. However I have also heard that as of recent the building department does not consider it a non combustible material in a deck application. I think it may be a gray area, because I know of projects where it has been used without problem. It may be that it was overlooked. Technically if there were an "MEA #" for the product you would be clear, this appears to be that proof:

http://www.nyc.gov/html/dob/downloads/pdf/409-03-m.pdf

but you would have to buy that product and the mea document claims that it needs to have a testing agency compliance report......

maybe call the manufacturer, diamond hardwoods?

Posted by: jp2 at June 4, 2009 3:13 PM in response to Ipe deck not up to code??

if you are leaving both existing entry doors and the stair is purely for "convenience" then there are no code restrictions on dimensions(up until the end of this month anyway). I think you should use the conventional handrail dimensions and riser/run formulas as a starting point. Daves right 3'0" is generally a good startign point. Minimum width of 24" is as tight as it could be in my opinion.

-jp

Posted by: jp2 at June 3, 2009 10:43 AM in response to Internal Stairs question

Generally when you purchase a coop or real property in ny state (i think) you sign a lead waiver of some description. I know I have signed this type of thing at almost every closing I have been involved with. I think at the end of the day its totally open ended and even abiding by some set of standards prescribed by a government agency does not insure zero pb. I think outside of additional cost and what you may think is no big deal, no one in their right mind would be contractually tied to this type of thing - albatross?

good luck

Posted by: jp2 at June 2, 2009 9:59 PM in response to lead paint and contract

department of finance is not the place. HPD and DOB are the only places to proove legal status, there may be no C of O. pulling the block and lot folder at the DOB and trying to find the "i-card" at HPD (try online first). there may be other ways that mortgage companies do this research for closings, but honestly if your trying to do work on it and pull permits you need proof that the DOB will accept and thats microfilmed plans showing two dwelling units or and I card stating two dwellings.

good luck

Posted by: jp2 at May 28, 2009 11:59 AM in response to Way to determine dwelling status

its completely impossible to tell and the DOB wont react to any squeeky wheels. I worked on a project and we had scheduled six months to get the final C of O it took a year. you should get the temporary C of O much more quickly.

Posted by: jp2 at May 20, 2009 8:38 AM in response to C of O on new construction

if its a gas dryer, than i agree its just plain dangerous. If its an electrical dryer than its just insane. Stupid question, that you may have touched on - is there a path to the exterior wall that a duct could follow? obviously this means work in someones apartment and the possible addition of an in line fan to increase duct distance. But i think the nyc building code covers this, dont know specifically but it cant be vented within 3' of an operable window on the exterior of a building - i believe.

dont know if this helps at all.

Posted by: jp2 at May 8, 2009 3:18 PM in response to Building Performance Analyst

thats the rub, the plan examiner - depending on who you get may say you can only have a stair off of a "deck" protruding into the thirty foot setback. this technically is a terrace as you have stated given the living area below, however some plan examiners don't see it that way. If its self certified its a calculated risk. So really ou have to file and see if it gets flagged. I have got them through and I have gotten them bounced - there is your answer - no answer its the DOB. You can always go to chief gallagher and try and get a pre-consideration so your architect is not wasting time drawing.

Good Luck

- Josh Pulver

Posted by: jp2 at April 28, 2009 5:28 PM in response to Building a Deck Atop Extension

400 franklin avenue, brooklyn, ny

Posted by: jp2 at April 27, 2009 8:18 PM in response to Architects

"Hello darkness my old friend"

if this isnt the true litmus test of the economy a solicitation for architects where 4 but maybe 5 of 5 responses are architects......................

Posted by: jp2 at April 25, 2009 11:44 PM in response to architect for new construction

you can have a tiled volume built around the tub and or have the tub dropped into a tiled and framed volume, its really hard to seal the joints between the tile or other material and the tub lip. the new horizontal areas will hcatch water and you would have to rely on a caulk joint. Every time I have seen this, the tile starts to come off due to water infiltration. I like the glass idea

Posted by: jp2 at April 23, 2009 1:49 PM in response to Tiling in a clawfoot bathtub

i always heard that propane cannot be transported in any of the tunnels, not sure that is worthy info. I think they are technically illegal when used on a building:

http://www.nyc.gov/html/fdny/html/safety/barbeque.shtml

Posted by: jp2 at April 23, 2009 1:45 PM in response to Propane grilling on roofs?

If you were doing renovation work and changing the C of O the job probably should have been filed as an alteration type 1. I am assuming you currently have an alteration type 2 filed for the work. I am not 100% certain if you can upgrade an alteration type 2 filing to an alteration type 1 on the fly. You may have to file a new job entirely. What does your architect/engineer/expediter say?

Posted by: jp2 at April 23, 2009 1:41 PM in response to Reco for C of O change

If you are going to purchase any home at any place then you should hire an Certified Home Inspector so that you can get all information about that home and you can take help from http://equityinspection.com// site!! as this site is very famous in inspection of homes!! and you can get an experienced home inspector from this site!!

Posted by: smthsonny62 at February 18, 2010 7:17 AM in response to Inspections of Permitted Work

Resentful of existing owners? No. Resentful of regulations that create unlevel playing fields? Yes.

I have no problem with prices. They are what they are.

As for objications and aesthetics, attrictiveness of a property matters for getting renters and getting top dollar, and the fact is that sprinklers in a building that wasn't designed with them in mind, more often than not, are unattractive. Sure there are some things you can do to make them look better, but each of those comes at the expense of something else (like dropped ceilings).

Posted by: ncarty97 at February 18, 2010 10:44 AM in response to Sprinklers in multi-family

We had a similar situation.
Needed a permit for work but didn't want them snooping.

Because of the DOB's pile of work or laziness (fine line) they allow "Self Inspections".

If you use an expediter like we did, then they will self inspect the job for the permit that you a paying them to get.
How’s that for non conflict!
The DOB have the right to show up on a specific date, but never did.

It sounded too good to be true but not only did the DOB not step foot on our property but they also dropped a complaint from one of our lovely neighbors because we had the paperwork on file for the current job.

hth

Posted by: jasetheace at February 18, 2010 11:30 AM in response to Inspections of Permitted Work

Good Post! Very informative, glad that you are going to continue writing things like this!

Regards.
http://www.cooperburns.co.uk

Posted by: ashiaali33 at February 19, 2010 5:51 AM in response to Gut Reno - Architect & Cost

jasetheace, that sounds too good to be true. Who did you use as an expeditor?

Posted by: Thronston_marcus at February 19, 2010 1:51 PM in response to Inspections of Permitted Work

yes, jasetheace, do tell who helped you swing this one: i want to hire them!

Posted by: agamama at February 19, 2010 6:38 PM in response to Inspections of Permitted Work

when we do sprinklers in office buildings they are hidden above ceilings these neednt be ugly drop cielings but can be sheetrock. the drops can be shortened to get the cieling higher but to raise the mains is more involved /expensive.
i do think you ought to consider whether you want the city that far into your business im considering converting an sro but woulndt go past three and likely only a two if i wanted a bit more income ide risk an illegal apt before dealing with the city but your sprinklers are already in it might not be that much more compliance be advised they need anual inspections

Posted by: Roark at February 28, 2010 11:20 AM in response to Sprinklers in multi-family

Well, we had a contractor come in and look at it. Essentially, we should be able to remove most of the piping that is in the units, leave (and hide it) in the stairwells, and just leave the head poking in at the top of each main room, which would be fine, hardly even noticable.

Posted by: ncarty97 at March 1, 2010 1:27 PM in response to Sprinklers in multi-family

I recently did a refi with Citi. C of O says 2 family. Was previously financed as single family (without us taking any steps to hide the 2nd kithen). Mortgage broker recommended removing the 2nd stove for the appraisal (apparently the sink and fridge is ok) to avoid the possibly higher costs. We moved the stove to a closet the night before the appraisal & moved it back right after. Appraiser report described it as a one family house and the refi went through fine.

Posted by: Bklnite at March 3, 2010 10:01 AM in response to Mortgage Appraisal Query

that hide-the-stove trick didn't work for us getting a 3 family appraised as a 2-family. It depends who you get. But NYC is really confusing in this regard: 1905 building so there's no C of O, very clearly built as a 1 family, used in recent years as a 3 family, now being restored DIY to a 1 family again. But the extra kitchens and tax status cost us a point on the mortgage. Lame.

Posted by: Frederick Law Homestead at March 3, 2010 11:45 AM in response to Mortgage Appraisal Query