modsquad's Profile
Author's Posts
October 2, 2009
AC on the Roof
Does anybody know if all AC units mounted on the roof need a permit no matter what size? I think a disgruntled subcontractor has dropped a dime on a new 25 ton unit (it has permits). FDNY wants to see the 25 ton paper work which I can produce but there is a little 3 ton unit behind it and I'm thinking I'll pretend the 3 ton doesn't exist. The asshole also said the sprinkler system is "defective" what ever that means. That's not a civilian complaint, that's someone who knows violation nomenclature. Apparently anyone can call in a complaint regarding a leaking sprinkler head or closed valve and the fire department has to check it out.
September 23, 2009
Roof Top AC Noise
Can anybody recommend a sound engineer who could come up with a solution to noise generated by a large 2 fan roof top AC condenser. All fan noise no vibrations. My RadioShack meter says about 12Db increase when they're on. Not really a legal issue. Tenant has agreed to fix since it is the owner that is being annoyed.
August 26, 2009
metric faucet
Stupidly installed a gift metric bathroom faucet set (behind a tile wall now) that requires a metric aerator. I can find no name on it anywhere. It tricked me with 1/2" copper sweat connections. Anybody know where I can grovel for a part?
August 12, 2009
Water Cooled AC
Is there any kind of water cooled AC equipment that is allowed in NYC that does not involve the use of a cooling tower or other recycling of the heated water. Having an argument with a small Building owner whose tenant is desperate to put only a condenser on the roof and replace the rotten donnage. Compressor stays in the store.
July 8, 2009
Definitions LPC
Anybody care to hazard a guess as to what LPC means when they say "storefront infill" and "storefront enframements"? In a Certificate of Appropriateness LPC has indicated the infill to be painted one color and the enframements another.
June 16, 2009
Fresh air vent
I am either too lazy or too stupid to find a recent thread on fresh air vents for boiler rooms. I want to convert the fresh air vent from a sidewalk hatch with a bunch of holes drilled in it (yes, it seems to be legal after many years of inspections), to an internal air shaft running up to the roof (4 stories). Said air shaft is not air tight as it has panels on each floor for accessing the water riser that also runs in the shaft. The air shaft is topped with a well vented skylight enclosure. Do you think it's legal if the fire proof damper is installed at the boiler room?
March 15, 2009
uh oh
This ought to split Brownstoner members down the middle.
http://www.nytimes.com/2009/03/15/nyregion/15stuytown.html?pagewanted=1&th&emc=th
March 6, 2009
Wooden Windows
I am overseeing an elevator renovation in Soho and need to find an experienced wooden window guy to repair 4 existing windows in the current elevator shaft. I mean "repair" because there is no time to "replace" ala Landmarks. The current manual elevator allows for easy access to the windows on the inside. Once the new cab is in, it will be a job requiring scaffolding on the outside. The sills appear to be in one piece, but the glass and munions look fragile. It will be unnecessary to re hook the counter weights since they are on the shaftway and will never need to be opened. I have 5 weeks to get this done.
Author's Comments
http://timsticle.com/images/fall09/hillbilly.jpg
Posted by: modsquad at November 20, 2009 9:42 PM in response to severe dammage by tenants
"A family member would succeed to the rights of the tenant of record upon the tenant’s permanent departure or death, provided the family member lived with such a primary resident not less than two years"
http://www.housingnyc.com/html/resources/attygenguide.html#8
Posted by: modsquad at November 20, 2009 6:18 PM in response to severe dammage by tenants
Regarding your last post.I was wondering how old these people were.
You cannot inherit a RC apartment.
Posted by: modsquad at November 20, 2009 5:51 PM in response to severe dammage by tenants
momo284, why hinder the ability to solve OP's problem by simply concentrating on the noise. He has a better chance of rousting these clowns if he expands the problem to include zoning, and potential loss of life issues. Calling 311 for noise complaints is the modern equivalent of "Waiting for Godot".
Posted by: modsquad at November 19, 2009 12:02 PM in response to Illegal Business Next Door
Bubble wrap. lots of bubble wrap. the bigger the bubbles the better.
Posted by: modsquad at November 19, 2009 8:55 AM in response to Skylite heat loss
Besides a place of assembly permit the obvious of course; panic bars, emergency lighting, exit signs etc.
Posted by: modsquad at November 19, 2009 8:32 AM in response to Illegal Business Next Door
I got rid of an after hours club by calling the FDNY. They had no Assembly permit of course. It was gone in less than a week. If you think there are enough people in the place at any given time that is the way to go. Just letting the local FD house know what is going on might be enough for them to start investigating. Too many high profile fires and deaths over the last couple of decades have made this a priority for them.
Posted by: modsquad at November 19, 2009 8:29 AM in response to Illegal Business Next Door
My personal experience with DOB inspectors and city forensic engineers is that they love to pile on once they smell blood, especially when someone is caught so blatantly red handed.
Posted by: modsquad at November 18, 2009 8:54 AM in response to Question about DOB Violation
Ping pong table plywood is 5 ft by 9 ft. I think. Not sure where to buy in the city.
Posted by: modsquad at November 18, 2009 8:51 AM in response to Plywood Sheet for a Door?
Who do you give the rent to? If you are legally required to give the super the rent serve his ass with a written notice as to the problems etc. with a witness present. If you mail the rent to an address then send a cert. letter.
Posted by: modsquad at November 17, 2009 10:35 PM in response to Contacting Landlord
Get a new management company. that would be a good start.
Posted by: modsquad at November 16, 2009 1:01 PM in response to Animal Living in the Wall
Can you "unplug the thermostat from it's base on the wall? If it continues to run then it's the wiring. Look for a jumper at the therm. terminals on the boiler or if you can follow the wires maybe there is a short somewhere else. I had a metal boiler room door that would make the connection when it was closed. When we opened the door it would shut off. Felt like the 3 Stooges.
Oh, Yeah, if it doesn't run then it's the thermostat.
Posted by: modsquad at November 14, 2009 4:19 PM in response to Heat Stays On, Thermostat Broke?
Don't worry yet. Your downstairs neighbor will let you know.
Posted by: modsquad at November 9, 2009 1:53 PM in response to Water Heater Diagnostics
I'm just answering the question without the predictable agendas many on this blog have.
OP was looking for any "rights" he might have, not moral navel gazing or a spanking. I personally don't think there's much of a screwing going on here.
Did I call you buttface? Do you turn your head whenever you here some kid shout out, "Hey Asshole!"?
Posted by: modsquad at November 4, 2009 8:04 PM in response to Sublet/Share Legal Issue
It sounds like the LL is complicit in this case buttface. Why should the sub tenants have any responsibility to the LL. They enjoy zero rights at this point.
Posted by: modsquad at November 4, 2009 6:02 PM in response to Sublet/Share Legal Issue
Try preemptively paying the rent one month directly to the LL. Entice him with cash if needed and get a signed receipt. This will complicate the situation and give you rights to the existing Lease in that the LL has tacitly approved your tenancy by excepting the rent. I think you would be protected from an eviction proceeding by uberTenant. You could also stop paying rent and probably continue to occupy the space for enough months to break even on your security.
Posted by: modsquad at November 4, 2009 5:02 PM in response to Sublet/Share Legal Issue
snowboardqueen, Only the LL can initiate an overcharge suit against the tenant as part of an eviction proceeding.
Posted by: modsquad at November 4, 2009 9:29 AM in response to Sublet/Share Legal Issue
Use bubble wrap instead of plastic sheeting. The air bubbles really help insulate, obviously.
Posted by: modsquad at October 28, 2009 1:18 PM in response to Skylight Question
I'm currently in the middle of an elevator renovation in Soho with Bob Johnston of McGlynn-Hayes Elevator. Cannot recommend them highly enough. 212 367 9598
Posted by: modsquad at October 28, 2009 12:49 PM in response to Elevator Renovations
Get that letter! Sounds like you have the chutzpah to go ask the band members for their copy. Convince them that they'll be free of their pain in the ass music hating neighbor.
Posted by: modsquad at October 27, 2009 11:23 PM in response to Tenant Rights: Band as Neighbors
Calender, the point is you need a legal reason to break your lease and stop paying your rent immediately. Demanding that the problem be fixed does not prevent you from moving out. Essentially the LL has already broken the agreement but it is up to you to spell it out legally the reasons why. It is also possible that a good lawyer could bring a constructive eviction action against the LL and sue for moving expenses too.
I see no way to simply walk away without responding legally to the situation if what you say is true about not letting you out of your lease.
You could do a letter yourself with all the evidence you have and pile on some extra expenses and if the LL has an honest lawyer he would advice his client to let you go, it's not worth suing over a few months rent.
Posted by: modsquad at October 27, 2009 11:19 PM in response to Tenant Rights: Band as Neighbors
At the very least I think you'll need a lawyer to send a letter to the LL stating why you will not be paying rent until they solve this problem (not so much that you are moving out).
Do you have a copy of this letter the LL sent to the band? That would be a golden piece of evidence in a "constructive eviction" proceeding. The 311 records and witnesses to conversations with the super and manager regarding the noise will help also.
Once the LL is presented with enough evidence that he has been lax in protecting your "right to quiet enjoyment" it is likely that he would simply void the lease instead of having you live there rent free which you will happily agree to.
Posted by: modsquad at October 27, 2009 6:27 PM in response to Tenant Rights: Band as Neighbors
Of course it's a good idea. I hope you have a "T" at that bend though. I have something similar. The only problem was a constant wet spot on the ceiling above the escaping steam. I finally busted out the plaster above the vent.
Posted by: modsquad at October 25, 2009 12:06 PM in response to Add Air Vent?
The more important question would be where were the two pipes tapped into the radiator? If it was a conversion to hot water than one of the pipes should of come out near the bottom and the other near the top.
Posted by: modsquad at October 15, 2009 1:32 PM in response to Hot Water System Help
With all due respect to Bobjohn there are 2 pipe steam systems. Not uncommon at all. Are you sure it's hot water???
Posted by: modsquad at October 15, 2009 1:22 PM in response to Hot Water System Help
sometimes the only identifying marks, dates will be between the two pieces of glass that make up the insulated window, blind embossed on the silver part that you can see in the upper right corner of your pictures. Not all have the marks but many do.
Seems to be an industry standard to never repair but replace though.
Posted by: modsquad at October 10, 2009 4:17 PM in response to Window Identification
I think this is déjà vu all over again young archi. More than likely what you said above.
I'm wondering if in the legalization of an illegal living loft where everything was built to residential code (over 25 years ago) except for the fact there was no CofO for living, that the only thing done was to supply the City with plans that show the existing conditions that certain things are given a pass. Like I said the only thing needed was to put tile on the bathroom floor and vent one bathroom to the outside.
Posted by: modsquad at October 10, 2009 9:29 AM in response to Live Work Rezoning
You can probably just rethread right through the broken piece, if that's what it is.
Posted by: modsquad at October 9, 2009 5:49 PM in response to Steam Radiator Problem
Sounds like a piece of an old air valve has snapped off inside the hole.
Posted by: modsquad at October 9, 2009 5:27 PM in response to Steam Radiator Problem
Sounds like a piece of an old air valve has snapped off inside the hole.
Posted by: modsquad at October 9, 2009 5:27 PM in response to Steam Radiator Problem
Sounds like a piece of an old air valve has snapped off inside the hole.
Posted by: modsquad at October 9, 2009 5:26 PM in response to Steam Radiator Problem
I had to replicate some missing cast iron on the front of a Soho building. This looks about the same size, thickness. So I yanked the remaining piece off and took it to The Compleat Sculptor at 90 Vandam St. They were incredibly helpful, walked me through the whole process to cast the missing pieces in 2 part resin. I suspect you could find somebody there to do it for you if you wanted, I just like making messes.
Posted by: modsquad at October 9, 2009 10:36 AM in response to Mantle Insert - Where to Find?
eman, even if the bathroom preexisted? When we legalized our loft building about 12 years ago the bathrooms needed stuff like tile on the floor and internal ones needed a vent running to the outside. Dumb stuff like that.
Posted by: modsquad at October 9, 2009 8:55 AM in response to Live Work Rezoning
Seriously, you don't say if you are buying or renting or living or working, BUT there is no advantage to a LL these days to give carte blanche to a tenant, unless the place is a real hole.
Drive out to the asshole of Brooklyn, Brownsville or East New York. If you see Mike Tyson leaning against the lamp post then you know your in the right neighborhood.
Posted by: modsquad at October 8, 2009 9:24 AM in response to Find Old-style Wburg Loft?
See Chapter 3 at 307.5.1 for FDNY regulations related to BBQs.
http://www.nyc.gov/html/fdny/html/firecode/table_of_contents.shtml
I think it can be legally installed but you'll definitely need these rules in hand when the neighbors call the FDNY to report you.
Posted by: modsquad at October 8, 2009 8:42 AM in response to BBQ on the Roof
Get in your "Way Back Machine" and set the dial for 1970.
Posted by: modsquad at October 8, 2009 8:31 AM in response to Find Old-style Wburg Loft?
Actually at some point and a good lawyer will do this, is force the commercial tenant to cough up the rent or a warrant can be issued forthwith. There's really no grounds for the tenant to argue from, especially if the Lease has expired, unless there is a renewal clause of course.
An uncontested eviction of a commercial tenant should take 30 to 60 days.
The other option is to preemptively strike. Is he now in any violation of the Lease? Send him a three day notice to cure and start eviction now.
Posted by: modsquad at October 7, 2009 7:15 PM in response to Getting Commercial Tenant Out
Is the lease written to a shell corporation? If it is, then there isn't much incentive for him to leave.
Posted by: modsquad at October 7, 2009 5:07 PM in response to Getting Commercial Tenant Out
Interesting you should say that jmcg, I spoke to the Lt. at the engine company on 18th and he was only interested in the 25 ton unit paperwork. He wasn't sure if the cut off was 3 or 5 tons however. Good to know.
Posted by: modsquad at October 3, 2009 8:12 PM in response to AC on the Roof
Minh's Auto on 3rd and 15th. Minh and his son Tam run an honest shop. I've been going there for years.
Posted by: modsquad at October 3, 2009 8:07 PM in response to Auto Inspection
make that resistance. The radiator doesn't reside there anymore.
Posted by: modsquad at October 3, 2009 1:20 PM in response to Cap for a removed radiator?
Put caps on both. You don't have to connect the two. It is unlikely there are any valves on these open lines. Most valves are at the radiator and if you don't see them now they went away with the radiator. Although one of the pipes is considered the "return" it will definitely push steam out with no residence.
Posted by: modsquad at October 3, 2009 1:18 PM in response to Cap for a removed radiator?
Don't forget the alcohol!
Posted by: modsquad at October 3, 2009 1:09 PM in response to Shower Advice Needed Urgently
Don't bother with the lead pan you can get a rubber membrane by the yard at HD or Lowes. That in combination with concrete and mesh/rebar is how you make a base.
I used this guys instructions:
http://www.ontariotile.com/preslope.html
Posted by: modsquad at October 3, 2009 1:07 PM in response to Shower Advice Needed Urgently
Something is fishy here. You say it wasn't that bad (no C of O)except for the fact the stove doesn't work and there's no heat? That's pretty quick. It's pretty easy to fix a stove and honestly I haven't turned the heat on yet. Your beef is with the LL. You could of been living rent free for the lack of a C of O.
Posted by: modsquad at October 3, 2009 12:48 AM in response to Broker Rented Us an Illegal Unit
Thanks, rebeccamartin, your answer makes the most cents.
Posted by: modsquad at October 2, 2009 9:49 AM in response to AC on the Roof
Steve, you're probably right. The funny thing is that I inspect about 150 building sprinkler systems a month which requires trips to the roof in about half of them. I can't tell you how many AC units I see simply sitting on the roof, not on steel, just sitting on the roof! Some of them even have the freon lines simply going over the parapet and down through a window!
Posted by: modsquad at October 1, 2009 9:02 PM in response to AC on the Roof
Thanks, eman. I actually have a certificate to do the monthly inspects and I do a 2" drain test quarterly for the insurance co. Hydrostatic is due soon. It's just odd that these 2 things were called in on the same day. Maybe I'm paranoid???
I'm choosing to ignore the 3 ton for now anyway.
Posted by: modsquad at October 1, 2009 8:51 PM in response to AC on the Roof
Kind of redundent. I think the flat screen produces more heat. Agree with eman though.
http://www.youtube.com/watch?v=eDiiUSdnPwA
Posted by: modsquad at October 1, 2009 8:40 PM in response to TV Above Working Fireplace?
Responses to Author's Forum Comments
wasn't there an article about a few months ago in the times about a violin repair shop in a residential space and how a complaint to DOB got it evicted. The fact that studios exist in residential spaces doesn't make them legal
Posted by: Putnamdenizen at November 19, 2009 2:03 PM in response to Illegal Business Next Door
I built a ledge and then screwed in a piece of plexiglass into the ledge. It's working pretty well. I've noticed the difference.
Posted by: Northie at November 19, 2009 2:25 PM in response to Skylite heat loss
Thanks all. the problem with the plexiglass is that on the inside, it is up against a wall, the other sides have light fixtures and other obstructions. And it would need a scaffold to get up there.
Anyway I'll try some combo of bubble wrap, tape, etc. It will be a lot better than nothing.
Meanwhile I'll get my GC here to see if he can see something I am missing, or he may have another idea.
Thanks again!
Posted by: denton at November 19, 2009 3:09 PM in response to Skylite heat loss
If asking my neighbors to keep the volume down was a solution, this would have been solved years ago.
They basically took their mom's old house, gutted it, and put in a recording studio. Nobody actually lives there. The backyard is filled with garbage and bags of cement that have turned solid. The back of the house looks like it's going to collapse. Chunks of the roof are blowing off. They had to clear their studio out for a couple weeks this spring when it turned out the tarp they'd had on their roof for three years didn't work as well as actually fixing their roof. There's a derelict car with four flat tires that's been sitting out front for five years, poking out into the sidewalk.
That being said, they drive new cars and have tons of expensive equipment. I've seen the owner's name on music websites. They definitely have pro clients and money to spend. They just don't spend it on soundproofing or building maintenance.
I'm not dealing with responsible, considerate guys here.
Posted by: madison_st at November 19, 2009 4:05 PM in response to Illegal Business Next Door
What about that plastic stuff you shrink wrap on with a hair dryer? Though maybe you're saying the inside is not reachable.
Posted by: mopar at November 19, 2009 5:08 PM in response to Skylite heat loss
Ours has a little chip in the glass (outside), and there's a depression on one side that holds water for days, and it probably drips down into the attic. How do you fix such little things?
Posted by: mopar at November 19, 2009 5:09 PM in response to Skylite heat loss
To tell you the truth, the only things that are serious and that the city will compel him to fix are the roaches and no hot water. Also, for the roaches, all he's required to do is pay for an exterminator. They won't actually eliminate the roaches, especially if the problem is being created by tenants.
Posted by: mopar at November 19, 2009 5:20 PM in response to Contacting Landlord
http://www.homedepot.com/catalog/productImages/300/c6/c6d970d9-537a-4b0a-abc1-3edaccebcbf2_300.jpg
Posted by: IMBY at November 19, 2009 5:50 PM in response to Skylite heat loss
Hm Bentley is an ostentatious car. I wander how is best to communicate with Bentley owner in record industry. :)
Posted by: bobjohn at November 19, 2009 7:32 PM in response to Illegal Business Next Door
I sympathize, I have a Trust Fund DJ living next door who illegally sub divided the house to accomadate tenants. A single family house now used as a two family. The noise was unbearable, like living in a bass drum. I banged on his door(non-working bell) and told him that my lawyer advised me to speak to him about the volume and persistence of his music and could he please lower it so we both could avoid legal issues. That has worked some. DOB never showed up, the PD never showed up, five to ten calls to 311. If you tell the FD that the roof has holes and the back of the building is in danger of collapse and your worried about the fireman's safety, you may get the FD to send a report to the Buildings Dept.(an A-8). Complain, complain, complain the squeaky wheel gets the grease in this city. Document, document,document, time called, date called, person spoken to, etc. finally, get a lawyer.
Posted by: Grumpy at November 19, 2009 9:19 PM in response to Illegal Business Next Door
I doubt you can sue for damages.
You state:
"I asked them to put up a shower curtain they did not The water damage ran all the way down to the basement causing the repair of joist @ 14,000."
That's one hell of a lot of water! If you knew the water was causing a problem then you are responsible for mitigating damage, not just sitting there wringing your hands. You need to step up and be a landlord.
Case dismissed.
Posted by: modsquad at November 21, 2009 1:06 AM in response to severe dammage by tenants