mod squad's Profile
Author's Posts
June 1, 2009
Long Reach of the LPC
Renovating an exterior of a building in Union Square which of course requires LPC approval. A new tenant is gut renovating the 1st floor also. We discovered last week that the previous tenant's interior construction plan was submitted and approved by LPC. Is this normal procedure or was this a "courtesy" extended to people who I believe have large delicate egos (LPC). Building is in a landmark district but is not a landmarked building.
May 7, 2009
Cast iron replacement
I'm doing some minor repair of some cast iron elements on a building in Union Square. I heard about a warehouse somewhere in Bayridge (60's perhaps} that has a lot of cast iron pieces for sale. Anybody know about it?
Author's Comments
Dream on.
Posted by: mod squad at July 20, 2009 10:58 PM in response to Approval for Prefab
The only circumstance I can imagine where a Landlord would object to a Tenant doing responsible improvements would be a rent controlled apartment. Better to keep that octogenarian tenant living on the edge of legality.
Posted by: mod squad at July 20, 2009 11:19 AM in response to Comestic Renos on a Rental?
You say he was "overly conservative", That implies 2 things to me. First of all he wasn't really wrong in his interpretation and he simply erred on the side of safety. His real mistake was being too honest and not giving you a story as to why he in good conscious was being "overly conservative" for your sake, Building Code be damned.
Posted by: mod squad at July 19, 2009 7:38 AM in response to Claims Against an Architect
10 people living on the 3rd floor? Sounds to heavy to me.
Posted by: mod squad at July 17, 2009 6:59 PM in response to No Fire Escape or Sprinkler?
To Arkady's point, you'll want to drain down your hot water tank to flush out the dirt etc. Maybe more than once.
Posted by: mod squad at July 7, 2009 10:05 AM in response to Yellow Water
The glow from my crack pipe will have to suffice.
Posted by: mod squad at June 29, 2009 1:41 PM in response to Brooklyn Fireworks
Are we talking about a traditional toilet with a tank in the back or a Flushometer, one of those silver valve thingies that you find in men's rooms at the Vince Lombardi rest stop on the Jersey Turnpike?
Posted by: mod squad at June 23, 2009 1:41 PM in response to Toilet Overflow - Valve Position?
Is it in Morse Code?
Posted by: mod squad at June 21, 2009 10:56 PM in response to Knocking in Pipes
Wow, you're my kind of gal!
Posted by: mod squad at June 13, 2009 3:59 PM in response to A plumber for a specialty job
Way too much money for that block.
Posted by: mod squad at June 11, 2009 7:52 PM in response to 1094 Park Place
Posted by: mod squad at June 9, 2009 11:10 PM in response to Real Estate Resources
You're presuming that you can continue to use your existing electric meter which is unlikely. For Con Ed to OK the installation of a new socket and meter it has to be done by a licensed guy. If you want to break the law just do it, stop looking for someone to hold your hand. Chances are if you simply replace the 40 with a 60 nothing will happen. Wires get a little bit warmer on a hot day, big fcuking deal. There I said it.
Posted by: mod squad at June 9, 2009 10:33 AM in response to Need New Breaker Box and Service
Vinca, there are many creative ways for someone to openly and notoriously harbor a cat in their apartment for 3 months. A LL would be crazy to try to remove the pet if the tenant had any street smarts regarding this issue. See Tenant.net below for suggestions for proving 90 "harboring" of a cat.
http://tenant.net/phpBB2/viewtopic.php?p=25480
Posted by: mod squad at June 4, 2009 8:21 AM in response to Security Deductions
Thanks guys, FWIW, we have approvals for exterior from LPC and DOB. and Tenant has DOB approval for renovation on ground floor. There must of been some lack of a red flag when interior plans were submitted and approved to DOB that didn't automatically kick back to LPC. Oh well, as they say "not my job mon!"
Posted by: mod squad at June 1, 2009 11:12 AM in response to Long Reach of the LPC
I presume your other option is to put gates on the inside? Is LPC's tentacles reaching inside also?
Posted by: mod squad at June 1, 2009 7:33 AM in response to need help getting window gates
The other issue is noise transference from above or below you if other tenants have done the same thing.
Posted by: mod squad at June 1, 2009 7:28 AM in response to Exposing Brick....
We run ours on the low setting all the time winter and summer. Seems to eliminate excessive knocking in the winter and the low setting is fine for the coil.
Posted by: mod squad at May 26, 2009 11:40 PM in response to Hi/Low Oil Burner in Summer
If filing the ACP 5 asbestos report takes longer than 5 minutes, I'd be surprised. I pay about 300 for them. Many will take cash and do it cheaper. It's a bit of a scam.
Posted by: mod squad at May 20, 2009 10:48 PM in response to How to hire a building inspector
Robin ?
Posted by: mod squad at May 20, 2009 2:06 PM in response to Dead Birds in Clinton Hill
The only good Starling is a dead Starling!
Posted by: mod squad at May 20, 2009 11:25 AM in response to Dead Birds in Clinton Hill
You might be paying for a new 4 or 6 inch main for a sprinkler system also with all the OS&Y valves siamese, etc. Does your building have a sprinkler system.
Posted by: mod squad at May 19, 2009 9:15 AM in response to Water main replacement
You're lucky to find a pen that works at Chase let alone borrow money.
Posted by: mod squad at May 15, 2009 5:20 AM in response to Chase Refinance
You can go on line here:
For a few bucks you can download a lease with the names and such inserted.
Posted by: mod squad at May 15, 2009 5:17 AM in response to Lease document
You're not saying if it's the hot or cold or both, that's kind of important.
Posted by: mod squad at May 15, 2009 5:10 AM in response to Dirty Bath Water
http://www.aussiepetmobile.com/
Turn your volume down first.
Posted by: mod squad at May 13, 2009 5:15 PM in response to Dog Groomer
I'm wondering if the sprinkler system is being counted as your 2nd means of egress. Residential buildings don't need a fire escape if they have a sprinkler system. That could be the most serous issue. I agree with Arkady, if it's passed before it should pass again. There are sidewall sprinkler heads intended for that very problem. Throws the water out at an angle.
Insurance companies put more pressure on people then the City to upgrade their systems.
FDNY is unlikely to ever set foot in your building unless they are called, then Hell breaks loose. they'll want to see all inspections on the system. To them it is worse having an uninspected system than no system at all.
Posted by: mod squad at May 13, 2009 5:06 PM in response to Sprinkler system won't pass test
OP, where do we send the bill?
Posted by: mod squad at May 12, 2009 9:25 PM in response to Sales Primer - Fascinating
Duh
Posted by: mod squad at May 11, 2009 6:21 AM in response to fluorescent light covers??
The DEP will do a chemical analysis to determine if it is city water. Even sewage would come through the ground relatively clean looking.
Posted by: mod squad at May 10, 2009 10:00 PM in response to basement water despite pumps
thanks vinca, forgot about that guy by Lowe's, but better yet I'm going to be in Pa this weekend so I can visit Olde good things warehouse in Scranton. Better yet, I can deduct the whole trip!
Posted by: mod squad at May 8, 2009 7:33 AM in response to Cast iron replacement
Actually what might be more important is what you haven't said. Do you have an electric meter "socket"? If you do, it is possible to have Con Ed simply pop a new meter in, free of charge and away you go. Likewise for the gas. Is there an existing meter bar that has simply been turned off and locked. A lot of aggravation can be avoided if this is the case.
I have heard through friends of friends that some plumbers will install an old meter bar where none existed. An old gas meter bar is worth a lot.
Posted by: mod squad at May 7, 2009 3:13 PM in response to No utilities meters
Besides removing the doors will clipping the heat-exchanging coil off of the back give you the extra space? How close are we, anyway?
Posted by: mod squad at April 28, 2009 6:42 AM in response to Moving a Refrigerator
Better get a rubber hose and go up on the roof to siphon it out. don't forget to stop sucking when the water hits your mouth!
Posted by: mod squad at April 21, 2009 10:12 AM in response to Rainwater in Chimney?
Call a lawyer. Professional courtesy will prevail.
Posted by: mod squad at April 20, 2009 7:34 AM in response to Neighbor and Rat Problem
Seems odd that you're doing this last.
Posted by: mod squad at April 9, 2009 6:03 PM in response to New electric meter for basement
A roto rooter type person is probably what is needed unless the drain is crushed somewhere. I'd get it fixed before the next major rain though.
Posted by: mod squad at April 9, 2009 12:14 PM in response to washer drain and rain pipe issue
The fact that both died is suspicious. Either they gave bad advice or sick plants to begin with or you did something wrong. I think the biggest problem for plants in planters is to much water or poor drainage. I think the saturated soil is what kills them over the winter. Do they owe you something for that kind of money? At the least a one time replacement at cost would be the least they could do.
Posted by: mod squad at April 9, 2009 9:45 AM in response to My Plants Are Dead
Don't worry. There's a quicker solution to a bad buy.
http://brooklynheightsblog.com/archives/8402
Posted by: mod squad at April 8, 2009 5:34 PM in response to First Time Buyer
How about a bridge instead???
Posted by: mod squad at April 8, 2009 12:19 AM in response to First Time Buyer
If you're putting it through an existing sleeve you don't want to caulk it on the outside. It will make it harder to get it out when it dies. Just ram some foam insulation around it with a spatula.
Posted by: mod squad at April 6, 2009 6:09 PM in response to Wall-thru air con replacement
Are they wearing gang colors?
Posted by: mod squad at March 27, 2009 3:10 PM in response to Mosquitoes
Marty Silverman 212 219 2100. A good tenant advocate.
Posted by: mod squad at March 27, 2009 2:54 PM in response to Referral for a Tenant Lawyer?
Both lifters are shot. Or actually completely separated. Depending on the brand Park Slope Glass makes their living repairing cheap reno windows all day. The hard part is getting them to show up. It takes a special tool to install the things.
Posted by: mod squad at March 26, 2009 5:20 PM in response to Crappy falling window
Most Leases have a clause that prohibits the cleaning of the windows from the outside. Even if there are window cleaners hooks installed. From the roof? I can't imagine. Most window cleaners are knowledgeable about "tilt ins". Explain your problem, they usually can find a way.
Posted by: mod squad at March 26, 2009 5:15 PM in response to Window Cleaning in Rented Apt?
If you didn't already, resend your letters certified. That is legal evidence that you tried.
"No good deed goes unpunished." If you take it upon yourself to try and fix the problem you could be held liable for anybody who actually slips.
Posted by: mod squad at March 26, 2009 1:01 PM in response to Slippery Metal Grating
How cool is that!
Posted by: mod squad at March 25, 2009 8:15 PM in response to Under radiator Floor Sander
I'll cut it up and haul it away for a 1000!
Posted by: mod squad at March 23, 2009 5:42 PM in response to Own a piece of DUMBO History
mid century biker bar?
Posted by: mod squad at March 21, 2009 4:40 PM in response to what style of chair is this?
I'm sure it can be done. I'm presuming the subfloor is nothing more than tongue and groove pine planks. Once they have had the strength of the surrounding interconnectedness removed, what will hold them together? I suppose the least expensive thing to do is to open up the ceiling below the tub enclosure and support the tub, walls and floor from there. Then the rest of the floor could be removed.
Posted by: mod squad at March 21, 2009 3:23 PM in response to Need advice for TIK reno
Responses to Author's Forum Comments
So this is kind of out of the blue...but I just met the new owners and I can say that I feel they do not have any intention of taking the place down - which is good.
Apparently they tried to contact us to remove the photos of the property, which was done although not by us.
During the meeting I apologized for the lack of respect we may have shown to the new owners in our original post with the photos and any problems they might have had due to the attention they received from our comment about them taking the building down.
We had an interesting conversation that lasted over an hour and while we certainly have very different opinions, we agreed on one very important thing - that Kathryn Lilly is pretty much "scum".
I also learned that while it took us 12 weeks, they worked for 8 months to get the property, wading through the mountains of lies she told.
I hope they enjoy the property for years to come.
S
Posted by: whyrl at July 20, 2009 3:26 PM in response to 1094 Park Place
I bought new appliances for my rental kitchen and the landlord "bought" them back from me when I moved out 4 years later for about half the price. I've also installed custom closet systems and upgraded the lighting fixtures. I did save the old ones for him. To me it was worth it because for those years this was my home.
You HAVE to ask them first. Most will be congenial so long as the work is done competently and professionally.
Posted by: TownhouseLady at July 20, 2009 3:44 PM in response to Comestic Renos on a Rental?
Thank you everyone for very helpful responses! Great forum here :) I know that this is a contentious issue. I guess the best way to proceed would probably get through to the end of this lease, which isn't that far away. I'll probably talk with the landlord then and see if I could make these changes and make sure he won't raise the rent. Every interaction we've had so far has been good and just about every tenant in the building is long term and has done somethings like painting etc. I actually have a nice fridge still boxed sitting in storage upstate I got off a contractor who couldn't use or return it and its not like its appreciating in value as an antique. If the landlord agrees I'd rather just enjoy the thing and give it away in a few years. Otherwise its just going to sit there until I find the motivation to sell it on Craigslist.
I don't think the apartment is under market because of the kitchen exclusively. I would guess that the real lack of natural light is what makes people say "its not quite what we're looking for." We've had our blinds closed for 8 years though on the parlor floor, never really was a consideration for me. Plus the layout is fairly strange, its like a modern lofty boxy space attached like a parasite to a classic townhouse room. We saw it and thought 'look, ooh, now we can BOTH be happy!' But its probably not what another couple would jump on. Like I said, the kitchen is not really bad. Its just inefficient and I enjoy cooking maybe a touch more than the average person. The rest of the changes could be made with a couple hundred dollars, which is what I feel like I'm spending wrinkling my nose and saying "let's get takeout."
But no, of course I would never even think of doing things without a landlord conference. The lease says that and its just common sense. I once lent my brother-in-law my car and he put on fancy rims as a "surprise." I was livid. That's an obvious one.
The thing is we probably will never buy in the city. We're many years into our respective careers but I'm slowly working on a doctorate to teach. IF I do get offered an academic position somewhere and we do leave the city, we don't want to be tied to property. That's in the 5-7 year master plan and there's no way if we bought would we accumulate the equity for it to be worth all the associated costs nor is there any guarantee that the ROI would be as good as what the portfolio will look like by retirement. Particularly now we'd have to take a loss to buy and then cross our fingers. That's not to say I take any side in the buy vs. rent issue. Its just that buying isn't for us.
Posted by: HoneysuckleWeeks at July 20, 2009 4:15 PM in response to Comestic Renos on a Rental?
Consider offering a longer lease, 2-3 years or so, if you do improvements. In this declining rental market, that's leverage.
***Bid half off peak comps***
Posted by: Brownstones Half Off at July 20, 2009 4:51 PM in response to Comestic Renos on a Rental?
Good luck, Honeysuckle. As a landlord with a really, really ugly rental kitchen, I'd be thrilled. Think it through and make a proposal that will make sense to both of you. You might want to ask for a five-year lease, though, to make sure some of the unpleasant scenarios above don't happen to you.
Posted by: Brooklyn Chicken at July 20, 2009 4:55 PM in response to Comestic Renos on a Rental?
My favorite comment on prepositions at the end of a sentence: That, sir, is an insult up with which I will not put.
Posted by: mopar at July 20, 2009 10:21 PM in response to No Fire Escape or Sprinkler?
Are you the same person who posted earlier about how your architect was demanding fire-proof doors for a Victorian two-family rowhouse? If so, then it sounds like the problem is the architect has ZERO experience with small residential projects and designed something totally inappropriate, not that he or she was too "conservative."
Reminds me of the architect who worked only on new construction and was shocked -- shocked!!!!!!!!! -- when the kitchen appliances he specified and designed into the space could not be used because of lack of 220 volt wiring in a pre war coop and also lack of plumbing on the non-sink side of the kitchen. IDIOT.
Posted by: mopar at July 20, 2009 10:27 PM in response to Claims Against an Architect
I've been doing extensive research into this over the past year. I started looking into it as a way to offer my clients (I'm an architect) a way to do inexpensive additions and new construction. I have been quoted by factory manufactured housing suppliers as little as $75 per sq ft for the construction. Add on some bells and whistles, delivery costs, green features (radiant floor heat and such), and you're up to $100 a sq ft. Add to that somewhere around $20k for delivery and a crane to install the modules. The factory installs basic finishes, tile, paint, electrical, cabinets and even basic appliances.
Owner needs to hire a GC to provide a foundation and basement and/or cellar, electrical and plumbing service to be connected to the modules by the fabricator.
Timeline is generally one-third to one-half that of site built and the construction in the factory can happen while you're doing the foundation work on site.
Approvals are a weird sort of thing because with a one- or two-family house, or a one- or two-story multi-family, the prefab must comply with the state, not the city, construction codes. This is a special consideration given only to manufactured homes of this size. It allows you to build wood frame residential construction where you would otherwise need to do it in steel and masonry.
It's quite complex and I've spent a lot of time over the year figuring this out and am currently in the process of speaking with two clients about additions of this nature.
As bklynbound states, the end result is something that is impossible to distinguish from a site-built stick frame house. It can be completely custom designed, so it's not like you'll need to pick one from a catalog, and the interior and exterior finishes can be customized to whatever you want, traditional or modern.
I haven't looked into doing this in a historic district yet, but I do a lot of landmarks work and they are usually concerned with maintaining a contextual appearance. I strongly doubt they would have any objections to this type of construction. After all, it's basically stick frame building, just built somewhere else where the labor is cheap and there's an economy of scale.
Please call me to discuss this.
Jim Hill, RA, LEED AP
(646) 309-7259
Posted by: JimHill at July 21, 2009 2:45 PM in response to Approval for Prefab
same. yes. and yes. all around idiot. 10 gallon ego and 1 oz brain. lookit, we all make mistakes, and certainly there are judgments involved, but i shouldn't be the only party carrying the impact of his consistent and expensive mistakes.
so ... last post from me ... has anyone done this before? what's the process? how long does it take? i assume it starts with a letter and ends on judge judy. can anyone recommend some reference material? tx / iddelz
Posted by: iddelz at July 21, 2009 11:01 PM in response to Claims Against an Architect
JimHill ...
This is news to me. Every thing I have researched as well as architects I have spoken to, says that the city zoning code regarding fire-construction needs to be followed. Where did you find this? I am looking to build a one-family, 3-4 story high home and I was told that since my lot is in a fire zone, I would need to construct with non-flammable construction ... steel frame for prefab or masonry for traditional construction. This of course, limits my choices.
I would appreciate it if you could elaborate further. Thanks.
Posted by: bklynbound at July 23, 2009 8:19 AM in response to Approval for Prefab
srsly don't especially if they are large windows where they may have to double up on the springs. nothing but trouble.
Posted by: mod squad at August 10, 2009 5:43 PM in response to Window restoration help needed