maeve's Profile
- Maeve
- 2001
- 2006
- Brooklyn
- Cobble Hill
- Condo
- Female
Author's Posts
November 13, 2009
Is This Venting Code?
Hi all,
We have an ongoing saga with our condo's developer to get a final C of O. We live in a brownstone that has been converted into four units. Among the various issues, the plans call for the external venting of the kitchen range and the electric dryers, but this was not done. We've been informed that we can't get a final C of O until the venting is completed, and that the plans cannot be changed because the venting is required by code. (We are fairly certain that there is no code requirement for the venting of the electric dryer, but we'd like to get them vented if possible since the lint and humidity is a nuisance.)
Is it code to vent the kitchen ranges and electric dryers horizontally in each unit to the back? I realize it may not be as efficient as venting to the roof, but venting vertically is almost impossible since it will involve cutting and ducting through four apartments...
If it is code, are there any requirements, like distance from the window? (The ducts will only be conducting kitchen air from the range and humid air from the washer dryer...)
Many thanks in advance -
November 4, 2009
Kitchen Cabs repainting?
Hi,
We purchased a new condo a year ago, and although we're happy with most items, the kitchen cabinets don't fit with the rest of our home.
We're thinking about painting the espresso-stained cherry cabinets to an off-white color, but are nervous because 1) the kitchen is the center of our home; and 2) if it looks bad, we'll most likely end up spending $$$ to replace the cabinets.
Can anyone recommend a contractor skilled in this area - preferably someone with an artistic bent? I've searched the archives but have not found anyone suitable.
Many thanks in advance.
September 14, 2009
Capezzano Construction?
Does anyone have any review (positive / negative / indifferent) of Capezzano Construction (located on Avenue Y)? I would be very grateful for any feedback at all.
Many thanks.
June 18, 2009
Outdoor Trash Storage
I've seen some attractive outdoor trash storage "sheds" to conceal garbage cans installed in the front areas of brownstones. Where can we purchase one? Are they all custom-made? Thank you!
April 2, 2009
Pulling building's plan from DOB
Hello,
I've received wonderful advice in the past from this forum.
I would like to pull my building's plans from the DOB, but I'm uncertain which DOB office to go to. Our building is in Cobble Hill. Building was gut renovated in 2005-2008 by a developer, and we need to get plans to an engineer to resolve some outstanding problems. (And I can't afford to hire an expediter, as others have suggested.)
Any tips? Many thanks in advance.
March 12, 2009
Architect / Engineer Report
Can anyone recommend an architect or engineer to do a careful and thorough inspection of our condo building (a renovated brownstone) and draft a report on non-compliance with offering plan, code violations, and faulty construction? The report may be used in litigation, so we're looking for someone very professional. Thank you very much...
November 17, 2008
Recommendations for a attorney specializing in real estate litigation
Hi,
Any recommendations for a lawyer specializing in litigation by condo associations against the Sponsor for breach of contract and/or fraud? We're a tiny building (2 families), so we're hoping to find someone aggressive but with reasonable rates.
October 31, 2008
Do I need a DOB permit for this?
Do we need to apply for a permit in order to apply stucco to the side of a brownstone building? The contractor we hired says it will take approximate four days. The job involves scaffolding. (None of the work will face the street - the wall faces the interior yard.) I tried to look it up on the DOB website but it wasn't clear to me. Thanks very much in advance.
September 3, 2008
Developer Refusing to Complete Condo
We purchased a condo in a renovated brownstone recently. When we purchased the unit, contractors were working around the clock, and we were assured, and contractually promised, that the punch list items and the exterior of the building would be completed. Now, the developer seems to have completely run out of funds. The contractors have told us that they cannot continue to work because the developer has stopped paying them. A significant amount of work remains to be done, but no work has happened in weeks. Before we hire a lawyer, I wanted to ask if anyone has experience dealing with this type of situation. The developer still retains an unsold unit in the building, as well as other buildings and stores in the area.
Author's Comments
I second the recommendation for Rob Mara. He just installed a kitchen backsplash for us, and his work was excellent. Easy to work with as well.
Posted by: maeve at August 9, 2009 9:13 PM in response to A Good Tiler?
Does the offering plan indicate that obtaining the final C of O is the Sponsor's responsibility? If so, what is your Sponsor's position on this problem? The building's Board of Managers should write the Sponsor and document the issues immediately.
Also, what is the reason for the building not receiving a final C of O? You can check remaining C of O requirements on the DOB's website.
If the Sponsor is unresponsive, your best bet is to determine exactly what the oustanding requirements are (by looking at the DOB website and by hiring an architect or engineer if necessary), and to file a complaint with the New York Office of the Attorney General Real Estate and Finance Bureau. I have to warn you, however, that the complaint-resolution process is fairly slow.
Best of luck...
Posted by: maeve at July 27, 2009 1:20 PM in response to Condo can't get c of o
Even if you have a temp C of O, a developer could leave you stranded without a final C of O. I would not close without an escrow amount for obtaining the final C of O should the developer not follow through.
Posted by: maeve at July 20, 2009 4:52 PM in response to Buying With No C of O?
Learn from my mistake, and get an inspection done! In some ways, new construction can be even more troubling than an old home. We were advised by our real estate attorney that there would be no point in getting an inspection because of the contractual obligations in the Offering Plan, warranties, etc. Big mistake. A year later, we're still dealing with defects, and the building is ramping up for a lawsuit. An inspection would have (most likely) saved us time, money, and a lot of grief.
Posted by: maeve at May 13, 2009 3:54 PM in response to Inspection for new construction?
Have you already reviewed City Sub on Bergen Street?
Posted by: maeve at April 13, 2009 1:33 PM in response to Nominate Your Favorite Restaurants
My building faces the rear of 52 Strong Place. In the hands of a loving homeowner, the backyard, including the long garden "corridor" stretching several brownstones wide, can be transformed into a treasure. Better than the air gun shooting range that they use it for now.
Posted by: maeve at March 18, 2009 8:47 PM in response to House of the Day: 52 Strong Place
Thanks, mgn.
I tried reaching Joe, but his number was not connected, and the website does not seem to exist anymore. I wonder if he is not in business anymore? Thanks very much for the recommendation anyway.
Maeve
Posted by: maeve at March 17, 2009 7:35 PM in response to Architect / Engineer Report
Denton, Thank you very much.
Maeve
Posted by: maeve at March 12, 2009 10:29 PM in response to Architect / Engineer Report
Thank you so much The scaffold isn't 40 ft high so I think we are OK. Many thanks for your advice.
Posted by: maeve at October 31, 2008 6:07 PM in response to Do I need a DOB permit for this?
Yes, thanks, totally agree. Just wanted to see if others had similar experiences. Getting an estimate is a great idea.
Posted by: maeve at September 3, 2008 5:24 PM in response to Developer Refusing to Complete Condo
Hi,
Thanks.
We've closed, with a contract covering the remainder of the construction and a warranty for defective construction. Looking back, we should have insisted on an escrow, but unfortunately we did not.
Posted by: maeve at September 3, 2008 1:59 PM in response to Developer Refusing to Complete Condo
Responses to Author's Forum Comments
Make sure your inspector is allowed to see the basement, see the mechanicals, and go on the roof. But don't assume you are safe if an inspector gives you the ok. Not all problems in shoddy construction are visible.
BTW, who are these RE attorneys advising their clients not to protect themselves? Broker referrals?
Posted by: slopefarm at May 13, 2009 4:00 PM in response to Inspection for new construction?
"An ounce of prevention..."
I'm glad to see good advice being given here, mixed in with a few real-life horror stories for emphasis! Always get an independent inspection, regardless of how old, or new, the building is. New condo owners are constantly being hit with assessment charges to fix shoddy construction. I know some folks who paid-out more than the cost of their unit over 5 years with non-stop building repairs and replacements. The developer/ contractor, as the "responsible party" declared bankruptcy right after selling the units and got-off scot-free. A smart inspector could have scared them away before buying.
Posted by: brikenny at May 13, 2009 4:22 PM in response to Inspection for new construction?
YES! mine was terrific and pointed out one specific issue that because of his report we got 100% corrected (had to do with floors). others with the same problem are still trying to get the developer to fix/pay 2 years later.
also, his insight in to what was good about the construction was great to know, and he informed us about many things that i just wouldn't have had the experience to check out.
Posted by: wine lover at May 13, 2009 4:41 PM in response to Inspection for new construction?
intersloper: did you end up having your new condo inspected? who did you use and how was your experience?
wine lover: which inspector did you use?
i'm in a similar situation and would like to get some feedback. these posts are from more than a month ago but i'm hoping you guys (or someone else) are still reading......
Posted by: siggie at June 30, 2009 10:05 AM in response to Inspection for new construction?
you can go ahead and pursue it, but get a good lawyer to protect you. back a couple of years ago, most people bought in early like this, but condos were funded and sold out. now, you run the risk of development running of dollars. just do some research, etc... and, sure, ask for more off.
Posted by: wine lover at July 20, 2009 7:09 PM in response to Buying With No C of O?
We just worked with Joe for a home inspection. He is excellent. you will need more than just a normal home inspection by the sounds of it. Nevertheless, here is how to reach avt and joe
718 720 5088
Posted by: chrismcnally at July 22, 2009 9:25 AM in response to Architect / Engineer Report
Yikes - whereabouts?
Hopefully your lawyer put a clause in your contract that lets you get out if the C of O issue can't be resolved.
Agreed with Maeve - research why it wasn't approved and do your due dilligence...
Posted by: gemini10 at July 27, 2009 2:45 PM in response to Condo can't get c of o
I strongly recommend from my experience to do the home inspection for new construction.
My inspector charge my about $350 and found a lot of problems.
Reasonable price with excellent service.
Advanced Inspections, Inc.
1.800.535.9859
advpropertyinspections.com
Posted by: Yelena at July 29, 2009 2:42 PM in response to Inspection for new construction?
New doors can be found on websites. If you paint, use glossy high-quality paint.
Posted by: cmu at November 4, 2009 10:59 PM in response to Kitchen Cabs repainting?
Thank you for the suggestions. The cabinets are supposedly cherry, but the doors are very thin. They have warped in sections already (presumably from steam?) and I've had to reattach the cabinet doors several times. Since they don't appear to be high quality, I haven't thought too much about painting over the wood.
Anthony - I'll be in touch to inquire further about your suggestion, but perhaps I should just buy new doors? Any excellent vendors out there? (Thanks for the thought, Denton.)
Posted by: maeve at November 4, 2009 6:32 PM in response to Kitchen Cabs repainting?