http://www.albertstainedglass.com/
best-not cheap, but best

Posted by: mg1 at May 5, 2009 2:43 PM in response to Stained Glass

2 points

Posted by: mg1 at May 5, 2009 2:41 PM in response to Electrician /Counting Points

Thank you all. I am not looking for the architect or the contractor at this point. I am a designer who has been approached by the client with (to my knowledge) unrealistic budget (I agree with Brooklyn Architect). I just wanted to make sure that my assessment is right, which it seems like it is. Now I just have to break the news to the client.

Posted by: mg1 at April 17, 2009 3:05 PM in response to Renovation cost

Re: fitting the shelving units. I think she has built the gyp. board walls on each end. You can see in photo #1 and #3.
Basically you decide on the size of the units and if you have 6-10" left over you build up the walls to fit your unit or their multiples.

Posted by: mg1 at April 16, 2009 6:49 PM in response to Thursday Blogwrap

tybur6 - I do not think you can find 1-bedrm for $1500 with this much space and this location. $2200 a month would be a good deal and you own it, which is an asset.

Posted by: mg1 at April 1, 2009 1:42 PM in response to Co-op of the Day: 325 Clinton Avenue, #11E

Check references, employment and call previous landlords. $68K is enough to cover the rent. If you get a good vibe from them it should be just fine. When you look at the credit report it is not just the score it counts, you have to see the full report and analyze it. Do they pay credit cards on time (even if it is only minimum), student loans, etc. If something 5 years ago ruined their credit maybe they have learned from it.

Posted by: mg1 at February 20, 2009 5:34 PM in response to Credit report

I love Zapper. We had a huge problem and with help of exterminator, covering all visible points of entry and Zapper - no problem for a year. We do have a yearly contract with exterminator and he comes every month to check bait stations( used to be monthly and now every 3 months).We still have Zappers on if mouse decides to show up. The best $50 per piece ever spent.

Posted by: mg1 at February 18, 2009 4:33 PM in response to mouse extermination (follow up)

Over 12 years we have had few tenants and many of them for along time (longest 8 years). We have very good relationship with all of them (5 all together) and every time we have raised rents we also adjusted security deposits and last month rent - never had an issue with it. Simple accounting.
My tenants never questioned it. Do I trust them -sure I do, otherwise I would not renew their leases. Do they trust us - I guess they do, because every time there is a issue or problem they contact us promptly and we fix it in a day or two. This is not a big deal. You do not have to do it.
We have it included in our lease so they are not surprised by it. It is rather standard procedure specially in bigger buildings. Why make an issue out of such a small $ adjustment?
If my tenant would question it I would be worried- I think.

Posted by: mg1 at February 18, 2009 4:25 PM in response to Second Security Deposit

CMU - where did you get 4% from. If this would be true I would love to know which banks give this type of interest.
FYI:
The following information is from the Attorney General's "Tenant's Rights Guide":
Landlords, regardless of the number of units in the building must treat the deposits as trust funds belonging to their tenants and they may not co-mingle deposits with their own money. Landlords of buildings with six or more apartments must put all security deposits in New York bank accounts earning interest at the prevailing rate. Each tenant must be informed in writing of the bank's name and address and the amount of the deposit. Landlords are entitled to annual administrative expenses of 1% of the deposit. All other interest earned on the deposits belong to the tenants. Tenants must be given the option of having this interest paid to them annually, applied to rent, or paid at the end of the lease term. If the building has fewer than six apartments, a landlord who voluntarily places the security deposits in an interest bearing account must also follow these rules.

For example: A tenant pays a security deposit of $400.00. The landlord places the deposit in an interest bearing account paying 2.5%. At the end of the year the account will have earned interest of $10.00. The tenant is entitled to $6.00 and the land lord may retain $4.00, 1% of the deposit, as an administrative fee.

Posted by: mg1 at February 18, 2009 1:42 PM in response to Second Security Deposit

Owning and renting apt is business and should be conducted as such. Rent goes up so do the deposits. We are talking $100 not a $1000 here. What is a big deal since tenant gets it back anyhow if all is fine.

Posted by: mg1 at February 18, 2009 1:29 PM in response to Second Security Deposit

This is normal. If your rent increases by $100 your security will increase with it. You will get it back at the end of your stay. Same goes for last month rent - if rent increases the landlord will require a difference at new lease signing to cover last month rent.

Posted by: mg1 at February 18, 2009 12:37 PM in response to Second Security Deposit

Agreed - the architect's website is over designed.
It always puzzles me when I see glass floor, what if I am wearing a skirt, and it is summer, and my guests can look up and ....
Unless glass becomes opaque at the flip of the switch.

There are a lot of very personal design elements/choices in here, but I guess whoever is going to be able to buy/afford it in the future will have enough $$$ to change it to their own liking.

Posted by: mg1 at January 22, 2009 12:44 PM in response to Ultra Modern Reno on South Portland Avenue

If you check architect's website it seems like the major part of this renovation happened in cellar, garden floor and back of parlor floor. The house seems to have all the beautiful details well preserved on parlor floor. It is a great mixture of modern and traditional. Take a look at the architect's photos and sketches(under Dalton house) Good job. I do not want to even ask about the cost.

Posted by: mg1 at January 22, 2009 11:44 AM in response to Ultra Modern Reno on South Portland Avenue

Sally - great comment!

Posted by: mg1 at January 8, 2009 1:20 PM in response to Raising Rent, Followup

It is winter, the worst time to find tenants, and who knows what will happen few months from now. The point is for all to be happy, which sometimes is not possible. Having 3 apts vacant at the same time equals no fun and no rent. Having good tenants and raising their rent gradually in this situation may be the better option. This is not the best time to be drastic about rent increases that's all. Which does not mean not to increase, just to find "happy" middle.

Posted by: mg1 at January 7, 2009 6:20 PM in response to Raising the Rent

Hmm, I have a 3 family in CHill and purchased at 1996. Rents for floor thrus were at $1000. I had the same tenants in one for 8 years (very nice people and I was very lucky) and I have raised their rent every year by $25. I guess that is why they stayed until they purchased their own place:) When they moved we reno the place (kitchen & bath) and re-rented at market value. The other unit had 3 different tenancies and I remember in 2001 when we just renovated it for Sept rental. First time we had no tenants for a month and a half. I am surprised you had 10 month vacancy in FG, which many people consider superior to CHill (OK it is). Anyway we rented a little below market and raised rents every two years at 3-4%.
It works well for all and we have very good tenants who are with us for 3 to 4 years. I hate to do this as well, since we all like each other, but owning a building is a business, and with all tax, water, gas increases and renovations cost you have to make sure it all evens out at the end.
If they are good tenants and you have a nice relationship with them they will understand. I would not make it more than $100 for single person and $150 for couple. Also agree about reasonable yearly increases in the lease.

Posted by: mg1 at January 7, 2009 5:12 PM in response to Raising the Rent

Funny story - I had listed my apt with famous agency and one of their brokers wanted to rent it himself. Guess what - after I have checked all his paperwork he did not qualify in my book. So it goes without saying that their idea of who qualifies is based on different principles.

Posted by: mg1 at January 6, 2009 11:52 AM in response to Residential Rents in Brownstone Brooklyn Receding

The only time I had apartment vacant for a month was when I have listed with Realtor. Hard working people do not want to pay additional fees, it is more then enough to pay for the move. I have had very good experience with Craig's List, but I do all the paperwork and checking the ref myself. At least I get to know my future tenants well beforehand.

Posted by: mg1 at January 6, 2009 11:20 AM in response to Residential Rents in Brownstone Brooklyn Receding

OK, in 5 years you will probably not be able to get $2000.
I have been renting my one bedrms in Clinton Hill for 12 years and started at $1100, right now they are at $1800 which I think is fair and realistic for the locations and quality. I have had tenants stay with us for 4 to 8 years and have not been aggressively rising rents, but I do have excellent tenants and I hope they think they have a good landlord. Having good tenants is more important to us than doubling our rent roll :)

Posted by: mg1 at January 6, 2009 11:04 AM in response to Residential Rents in Brownstone Brooklyn Receding

The way I look at it - it shows one trend: rents always go down around October until May, which has been my experience for last 12 years of being a landlord. The best time to rent when you are a renter is late fall and winter.
For the owner best time is summer. Always been this way, so what's new? Lets see what happens in May again and we can realistically talk about it again. There are a lot of new developments going rental now so definitely good chance that the rents will stay where they are or go down a little with lots of competition around.

Posted by: mg1 at January 6, 2009 10:41 AM in response to Residential Rents in Brownstone Brooklyn Receding

Well, since I have some time on my hands I have checked recipes for old type mortar and old type stucco. They are almost identical. So maybe it is not as crazy as I thought.
Anyway please post your ideas and recs.
Thanks

mg
(BTW - I am posting as mg1 since my password does not work)

Posted by: mg1 at October 30, 2008 5:02 PM in response to Mason - replacement/repair of brick

If you do get to the point in the project where you need to speak to Architects, I know Brooklyn Architect and am currently working on a project with his firm. I would highly recommend them!!

Posted by: Brooklyn Plumber at April 17, 2009 6:38 PM in response to Renovation cost

I recommend Drew Lang .. www.drewlang.com 212-233-9187

Posted by: myrnett at April 20, 2009 3:24 PM in response to Renovation cost

if it is not a rent control or rent stabilized then you can do what ever you want. especially if there is no lease. be a slum lord or subside their rent but dont whine.

Posted by: meme at April 21, 2009 2:07 PM in response to Raising Rent, Followup

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Posted by: herbal at May 9, 2009 6:55 AM in response to Electrician /Counting Points

Thank you for the recommendation to Albert's. Best is good.

Posted by: naratamaa at May 9, 2009 9:32 PM in response to Stained Glass

Hello-

I am a stained glass artist and (UrbanGlass) teacher living in the East Village. I'd like to get more details on this project.

My e-mail is CAVAglass@gmail.com, web site is CAVAglass.com.

Thanks very much.

Best,
Joseph

Posted by: CAVAglass at May 11, 2009 12:07 PM in response to Stained Glass

First these tenants should ba able to afford the rent, if you calculate 30% of their income it would be $20,400, in the other hand your rent for a year would be $16,800, which is making this contract a possible solution. Once you checked their credit report and found that it is bad, you should know that the same may happen to you. You should find out more about stability of their income and all major expense in order to make a reliable decision.

Posted by: johnmillerik at May 13, 2009 11:06 PM in response to Credit report

I wondered if you followed up this lead with Albert's . I'm looking for similar.

Posted by: earthandfire at August 23, 2009 2:02 PM in response to Stained Glass

Albert's did a superb job restoring the stained glass window over a stairwell in my house. I'm not really where they stand in terms of pricing, but what I paid was certainly worth it to me. Also, they were very easy and pleasant to deal with.

Posted by: morralkan at November 24, 2009 6:03 AM in response to Stained Glass