I did a spread sheet on my own a few years ago when we were considering raising maintenance and I wanted comparable maintenance in Brooklyn. It was tedious, and in the end it's really difficult to compare across buildings because there is so much info that you can't know about a co-op unless you live there. Things like J-51 abatements, building staff (union or non-union), doorman, security, outdoor space, what big maintenance projects are going on, what assets the co-op has that generate income (rental spaces, parking, storage, etc), mortgage type and whether the board generally prefers to raise maintenance or do an assessment for building projects or improvements.

It was a few years ago, but in general, maintenance was slightly less than $1 per square foot in the downtown 'hoods I looked at. I'm sure it's gone up since then since most co-ops have had their taxes go up with new assessments.

Posted by: kimmc at October 7, 2009 4:58 PM in response to How To Compare Maintenance

Some great suggestions here. I think it totally depends on how much of the design you think you can do yourself. Do you have a REALLY good idea of what you want for both the kitchen and the bath? Colors, tile, replacement of fixtures, appliances, cabinets. etc? If you do have a good idea of what you want, can you document it in a detailed way that a contractor would be able to do the work correctly? Can you do scale drawings that show where things will move or be built or be installed? If you are doing a simple renovation - just replacing what is there with something new, and you know exactly what you want, you can probably go it on your own. But if you want to change stuff, you might want to go with an architect.

My first kitchen reno, I hired an architect who was just starting out on his own after working for someone else, so he was willing to give me a good price on his services so he could build his portfolio. He had enough experience though that he knew what he was doing.

It was great because he gave me new design ideas that I hadn't thought of, he made great drawings that the contractor was able to follow and not make mistakes and he knew all sorts of little details in ordering stuff that I never would have thought of (stuff like the back or side panel of cabinets that are exposed on an island). He also knew woodworkers who were able to do custom work for me.

One other suggestion: Do both of your renos either at the same time or back to back, especially if you are going to be living there when it's happening. It's a PIA to pack and move all of your stuff to renovate, clean, put it all back when it's done, then do it all again when you go to renovate the next space. If you are doing any sort of demo, plaster dust gets everywhere, so it's much better to only have to clean it up once. If you can afford it, do them both at the same time.

Posted by: kimmc at September 28, 2009 1:33 PM in response to 1st Time Renovation Advice?

We've been talking about contacting GreenHomeNYC http://greenhomenyc.org/
They say they offer 'free house calls' for co-ops and condos. I'm not sure what this includes since we haven't contacted them yet. All other assessments of this type that we've looked into cost $$, so we're holding off until we've budgeted for it.

Posted by: kimmc at September 28, 2009 1:09 PM in response to Energy Assessment Suggestions?

There's the new Umi Nom which technically is in Bed Stuy because it's East of Classon.

Also, A&A Bake and Doubles on Nostrand near Fulton - it is take out, and they have weird hours, but they have AMAZING doubles. And cheap!

Posted by: kimmc at September 18, 2009 2:24 PM in response to Bed Stuy Restaurant Suggestions

Not surprising. I went in there only once. It seemed disorganized, dirty and like it was a front for something else.

Posted by: kimmc at August 17, 2009 2:12 PM in response to StreetLevel: Old Brooklyn Parlor a Thing of the Past

I agree about Bird. And all of the clothes will make you look exactly the same as all of the other girls walking around in Brooklyn.

I don't like Dossier either. They don't really have much to offer and the woman there was really rude to me the one time I went in.

I don't get it.

Posted by: kimmc at August 7, 2009 2:23 PM in response to L Mag's Best and Worst Store Openings

I think you may also be making a mistake in thinking that 5 years is a realistic time period if you are thinking of the apartment as an investment. I think it's going to take longer than that for real-estate to turn around and go back up.

If you are really only looking for a place to put your money for 5 years, you might want to consider something besides a new construction condo. If you really like the place and are willing to deal with some potential issues, but see yourself living there for awhile, it might be worth it.

Posted by: kimmc at August 6, 2009 3:42 PM in response to Risks Buying New Condos

Check out Infinite Storage Solutions http://www.issdesigns.com/

They aren't technically built in, but they have tons of options for different configurations. I have the pole mounted cabinets which I love and get lots of comments from people about how good they look and how much storage I have without it being overwhelming.

They are based in CA somewhere and primarily do commercial, but they will deliver to a residential address. You just have to be willing and able to put it all together (which isn't hard, just make sure you've measured and marked everything). Price-wise, they were the most reasonably priced product I found for what I got. Custom was way too expensive, but I didn't compare to California Closets.

Posted by: kimmc at August 4, 2009 2:07 PM in response to Built-Ins for Home Office

Double parking is illegal so if you get a ticket you deserve it!

Posted by: kimmc at July 29, 2009 3:16 PM in response to Help with Double Parking Rules?

I'm in the process of a re-fi with Chase and they have been taking FOREVER (going on 4 months). I did get them to lock my rate for another 2 months (they were really slow in getting an appraiser out). The scary thing is that it appraised at about 20% less than I paid in 2007 (!!!). I had over 40% equity a year ago, now I only have just above 20%. Really sucks.

They also have been asking for tons of documentation and forms that they never asked for before. I think it's good that they are being more careful who they loan money to, but it seems silly that I already have a loan with them and I have to do all of the paperwork (plus some) over again.

I'm waiting to get the final paperwork and costs. I'm actually on the fence if it's worth it for me to continue with the re-fi.

Posted by: kimmc at July 28, 2009 5:29 PM in response to Refi Closing Costs - Shoe Drops!

I really don't get why developers/designers build glass apartment buildings with lots of windows when the only views in this building are of the new Pratt building going up across the street, Myrtle avenue, and as werner mentioned above, the White Castle across the street. Why have floor to ceiling windows for that?

I also think these glass buildings will age really poorly - dirty windows, dirty aluminum and window treatments that all look different (sheets anyone?) Does a buyer have any guarantee that in 15-20 years the windows won't be drafty and leaky and all need to be replaced for millions of dollars?

I looked at these apartments in the spring. The finishes are nice, but they are soul-less boxes looking out to dreary Myrtle ave. The floors were creaky and cheap looking and the ceilings were low. I didn't see apts facing north, so there might be good views there.

Posted by: kimmc at July 14, 2009 1:32 PM in response to Price Cuts, Broker Switcheroo at The Absolute

This accident actually happened Tuesday evening... It was quite the scene and I really couldn't figure out how a car could get flipped and spun around the way that it was.

Cops rarely enforce speeding along this section of Dekalb - even though it's 3 blocks from the police statino. If you happen to get a green light at St. James/Hall it means no stops between Classon and Washington. Cars can really pick up speed.

Posted by: kimmc at July 9, 2009 11:38 AM in response to Another Crash on Waverly

Is the exterior of the Forte complete? It looks unfinished to me... it's just plain cement. I can't imagine what kind of 'siding' or finish they would put on it, but it looks really bad the way it is.

Posted by: kimmc at June 30, 2009 11:29 AM in response to A Little Momentum for Fort Greene Developments?

The 80/20 rule was modified last year (that a co-op had to get at least 80% of it's income from tenant shareholders), but there are still some 'rules' that you need to be aware of.

Just make sure that you can pass one of the tests listed here:
http://www.nytimes.com/2008/01/20/realestate/20cov.html?scp=1&sq=co-op%20rental%20income&st=cse

And make sure you have a good co-op lawyer.

Posted by: kimmc at June 25, 2009 3:21 PM in response to Commercial tenants

Will this be an actual bread bakery or another sweets bakery? I assume sweets since "her specialty is red velvet cakes." Enough with the sweets already! I know it's more difficult, but the 'hood needs a real bakery!

Posted by: kimmc at May 13, 2009 4:33 PM in response to Streetlevel: Another Bakery Coming to Fulton

It's so ironic that Coney Island is still used in so many NYC marketing and advertising materials as an icon, yet the city is totally willing to let a private developer turn it into a mall. Has anyone been to South Street Seaport in the past 5 years? It's a mall on the waterfront, filled with tourists from Minnesota who want the same stuff they have in Minnesota.

And building luxury condos doesn't make sense either. Who is going to pay millions for a condo when it takes 1+hour to get to mid-town from here? And Coney Island is not nice enough to be a real beach destination like the Hamptons.

It seemed like Coney was undergoing a real resurgence in the past few years - small businesses finding their feet and adding to the eclectic mix that Coney should have. I hate the fact that all over the city, big developers who have deep pockets can take over large swathes of property and radically change a neighborhood. Why can't the city help support organic growth of small businesses that in the long run employ more people?

Posted by: kimmc at April 30, 2009 1:37 PM in response to Thor's Big-Box Dreams for Coney Island

If you are double parked, it is illegal. It's as simple as that. Other people who are double parked are also breaking the law, but if they don't get a ticket and you do, it's just your bad luck.

It's exactly the same as driving over the speed limit on the freeway. Most people do it, but only a few people get stopped and get a ticket. That doesn't mean they aren't all breaking the law. And it doesn't mean you don't deserve the ticket and shouldn't pay the fine.

Posted by: kimmc at March 27, 2009 1:07 PM in response to Ticketed for Double Parking

Maintenance on my co-op just went up this year due to the re-assessment of building values that happened in 2008, along with a J-51 abatement expiring. 23% increase! It's still under $1/sf, but it's a big jump.

Not that that explains why BH maintenance is more expensive than other areas of Brooklyn, but I'd be interested to know if the maintenance here or in other co-ops increased recently because of taxes.

Did everyone get big tax increases in 2008 or just co-ops?

Posted by: kimmc at January 15, 2009 2:12 PM in response to Co-ops of the Day: 135 Willow Street Triple-Shot

I renovated my kitchen in the CH co-ops about 5 years ago. Took out the wall between the kitchen and the dining room and between the kitchen and the weird hallway area (mine didn't have a passthrough like yours does in the photo.) It totally depends on what you want to do with it in the end and how you want it finished. Do you just want someone to tear out the walls and you will do everything else? Or do you want to have finishing done (drywall, floors, paint, cabinets, etc) done as well? I think it took them 2 days to do all of the demo, and then another 2 weeks to do everything else (cabinets, floor, walls, countertop, lights, electric, plumbing).

A kitchen reno will usually cost more than you expect.

Posted by: kimmc at January 13, 2009 2:25 PM in response to Need contractor for minor reno

I voted at PS 270 in Clinton Hill. They had ED 67 split into two lines A-L and M-Z last names. What they didn't tell people for about 40 minutes, was that the machine for the M-Z voters was jammed/broken. It took them another 30 mins to figure that they should merge the two lines to one machine. Once they figure this out, they didn't bother telling anyone standing on line what they were doing, or that they could stand in a different line to get a paper ballot, so nobody knew what was going on.

In general, poll workers are very under-trained (they all were talking about how they didn't know what to do because they weren't trained on what to do if a machine broke, and they didn't want to do something that would invalidate results), and there didn't seem to be anyone in charge or anyone who really knew what was going on. Other lines were longer than 67 ED, but moved very fast.

They ended up 'fixing' the machine right when I was about to get my paper ballot, so I used the machine. I assume my vote went in correctly, but who knows...

It took a total of 2.5 hours. I'm not complaining about the fact that it took that long, but more about WHY it took that long - disorganized and under-trained workers, antiquated machines, lack of signage and information. The process in NYC is badly in need of an overhaul to bring it into the 21st century.

Posted by: kimmc at November 4, 2008 2:16 PM in response to Long Lines, Everywhere

WOw. Does he do shelving units in the East Village? How do I reach him?

Posted by: bonita at August 27, 2009 10:28 AM in response to Built-Ins for Home Office

http://www.smartclosetsolution.com/
The best closet company out there, I get my dream closet for under $2000. Many quoted over $3000 for the same job and they have better quality finish than many companies out there, They do custom home office and customer service is excellent.

Posted by: liketherichandfamous at August 31, 2009 10:09 AM in response to Built-Ins for Home Office

"looking to serve their own professional interests by attempting to diminish the qualifications of ..."

60designers, is that not what you just did with your post?

For the record, I have had experience with architects. Like others mentioned, very few have hands on knowledge. Fewer with original design skills.

Another thing I know for sure, if an architect is not necessary for the project and is removed from the total cost, the total cost will be significantly cheaper. Free consultation or not!

FWIW, I enjoy your honest straight forward approach with most of your post here on BS. Some other "professionals" like to instill fear in first timers or others looking for a little knowledge on a subject.

Posted by: pig three at September 28, 2009 2:11 PM in response to 1st Time Renovation Advice?

"60designers, is that not what you just did with your post?"

Pig Three,

Actually, no I did not. My advice was for them to ask friends, neighbors, and/or the building management for referrals. I also suggested they ask for not just architect recommendations...but for design/build firms and/or contractors for advice and to make up their own minds based on their interviews. I did not suggest they contact me or use my services. I have never received a job as a result of my posts here, but I do receive questions regularly via email which I am happy to answer if I know the answers.

I'm really sorry you, and a few others here, have had problems with your architects in the past. Some of us in this profession work hard to deliver good work to our clients, so I think it's important to offer an opposing view to the posts that attempt to diminish the qualifications of Architects in general. That was the intention of my post. Nothing more.

Posted by: 60designers at September 28, 2009 5:18 PM in response to 1st Time Renovation Advice?

Find a building that's paid off its underlying mortgage and is in a low tax area. Maintenance will be less than $500 per apt.

Posted by: mopar at October 7, 2009 10:20 PM in response to How To Compare Maintenance

Thanks, everyone.

Serpentor: I like your initial idea ... but I'm not sure I'm the one to devote the time to it. If I do, I'll certainly let Brownstoner know.

klmmc: Thanks for the wisdom. My experience so far has been roughly like yours, that comparisons are hard. Still, it would be good to know how high a building's maintenance can go before potential buyers feel like it's simply too far out of whack.

mopar: You raise an interesting point: what percentage of Pre-War coops buildings do carry underlying mortgages? In Brooklyn, it must be a majority, no?

Posted by: winthrop at October 9, 2009 9:40 AM in response to How To Compare Maintenance

Winthrop, if the coop incorporated many years ago, then it's very likely they already paid off the underlying mortgage. But it seems Brooklyn is mostly a borough of houses rather than pre-war coops. But there are some. A remarkable number seem to be in Brooklyn Heights, alas, where the taxes are high. FWIW, there are a handful of original coops in Jackson Heights (Queens) that have very low maintenance. OTOH, some require high down payments (33 percent), and you want to watch out for assessments and poor maintenance.

Posted by: mopar at October 10, 2009 1:06 AM in response to How To Compare Maintenance

Try Beagle & Potts. local small cabinet shop. they do awesome work.

http://www.beagleandpots.com/page1/page37/page29/page29.html

Posted by: JasonM at October 16, 2009 7:03 PM in response to Built-Ins for Home Office