my 2 cents: I put in recessed lighting ( all with dimmers) during my renovation and like it a lot.. We offset the lighting with table and floor lamps and the mix is quite nice and balanced. I think recessed lighting is a good starting point, but not a complete solution. One neglected issue ( and not a trivial one) is the electric bill. We have a 1200 sq. ft apartment and the electric bill is over $100 not including AC use.

Posted by: owner12 at October 29, 2009 2:24 PM in response to Thoughts on Recessed Lighting

Seems like you can negotiate down to 15% at least ( maybe 10% like I did) for the full service. In my experience, it was very valuable to have the architect stop by weekly ( sometimes more) and catch contractors mistakes and also push for better quality work. I lived in the same building as my reno and though I monitored the process daily, it still was very worth it to have a professional architect make visits. Another option is to have the architect plan and file, then pay hourly for site visits....

Posted by: owner12 at October 21, 2009 2:14 PM in response to Architect Light or Heavy

1) good liquor store ( I hate red, white and bubbly)
2) pharmacy ( not one on 5th within miles)

Posted by: owner12 at October 7, 2009 12:21 PM in response to The Slope's Most Cursed Corner?

I replaced my skylight last year ( small than yours) and I think the cost was less than $1K including installation..... nick at rest assured roofer did it for me 917 662 5818

Posted by: owner12 at August 21, 2009 11:40 AM in response to Contractor Headache

I have had excellent experience with my contractor and have recommended him to several friends who were also pleased. He is very reasonable. Tell him Mike sent you.
Jamal el Natour 646 724 6161.

Posted by: owner12 at August 5, 2009 12:12 PM in response to ISO Good GC

body reserve on union st. and 5th ave is $65/month.
not a great gym, but is close by....

Posted by: owner12 at August 3, 2009 2:44 PM in response to Park Slope Gyms

rob,
sorry but I have to say it..........
I have been holding my tongue for over 6 months. your comments are consistently irrelevant, childish and add nothing to the topics at hand. you are not funny and you are not cute. Please refrain from commenting on every single topic ( much of which you know nothing about) and make some room for people who actually have knowledge about real estate. I have been on this site for about 3 years and offer my experiences and opinions WHEN I ACTUALLY HAVE SOMETHING TO CONTRIBUTE. Please, if just for a day, give us all a little break from your non clever witticisms......

Posted by: owner12 at July 21, 2009 1:14 PM in response to Tenancy in Common and Mortgage

I think I have the same problem as you. rob ( the tile and grout guy) explained that this phenomenon is called "tenting". Basically, your tub is slowly sinking/settling and creating a space between it and the tile. The tile then slightly collapses which places pressure( from above) that causes the tile to pop out. Supposedly, there is supposed to be a small empty space between the tub and fist row of tile that is covered with calk to prevent seepage. this would allow the tub to move without disrupting the tile. very difficult to repair, but if you can create a little space before the first row of tile, you might be able to remedy the problem. best of luck.

Posted by: owner12 at July 7, 2009 12:21 PM in response to Tile and Caulking

$500 sounds appropriate and what I paid in 2004.

as has been said many times on this site, the inspection is one of the most crucial aspects of the purchase. I wouldn't go cheap on it. the money you save now, will be nothing compared to what you spend on key repairs they may overlook.....

Posted by: owner12 at June 2, 2009 2:36 PM in response to Good - but cheap - Inspector?

Palhzhestar,
Jamal did a full gut job for me at my private residence and was very good.. therefore I use him on small jobs on my various buildings. I was stunned at the cost since this was truly a no frills job ( pinwheel tile for floor, 6X6 white tile for the bath), but I do have a good relationship with him and my plumber as they receive a bit of work from me...... I do not have pics of the rental bath but I do have pictures of my renovation if you would like that ( please post your email and I will send)..... regarding Jamal, he is not "high end" but he is very reliable and fair. He and his workers always show up and the job always gets done. I am sure he would drop by and give you a bid if you are interested, as far as contractors go, he is the most reasonable I have found.....

I guess my surprise at costs is from HGTV where people renovate their entire 2200 sq. foot home for $30K and a simple bathroom costs me $5K ( and I think of myself as somewhat "connected")......

Posted by: owner12 at April 13, 2009 2:15 PM in response to Contractor advice for bathroom

Hi,
I just finished a bathroom that need similar rescue... to my dismay the total cost was $5500.

plumber: $2200 new rough plumbing plus washer/dryer install
Contractor: $2000( LABOR ONLY) tile and sheetrock and paint bathroom
rubish removal: $400
materials: $900

My contractor is Jamal Elnatour 646 724 6161

Posted by: owner12 at April 13, 2009 11:22 AM in response to Contractor advice for bathroom

Yanks21,
I guess everyone has a different experience, I would like to humbly share mine. I bought a 7 unit rent stabilized building in 1999. When the largest apartment came up for renewal,I expressed my interest in taking the unit and the tenant left without issue. Since then, we have had lots of turnover, and my rents are close to market rate. My building has quadrupled in value. I have never been to landlord/ tenant court and have a great relationship with all my tenants. My experience may be rare, but there were many who strongly advised not purchasing a RS building but my experience has been amazing and unbelievably profitable. I suggest checking out RSA which is an excellent resource for landlords and the rules and laws of rent stabilization. there is a lot to know and a mistake can be costly. good luck.

Posted by: owner12 at April 8, 2009 1:33 PM in response to Buying a Rent-Stabilized Bldg

should be Union Ave not Street.....

Posted by: owner12 at April 2, 2009 2:41 PM in response to Development Watch: Stuck in the Mud at 365 Union Avenue

i would like to recommend a contractor that i used for my renovation. Jamal El Natour 646 724 6161. Though my project was residential, Jamal has a ton of experience doing commercial renovations. In addition to be being well priced and quality work ( and on budget), he is extremely knowledgeable as he is also trained as a structural engineer. even if you do not hire him, I strongly suggest having him visit your work site and place a bid.
tell him mike sent you.

PS this is not a shill as I have consistently posted on Brownstoner. I have pics of the work he did for me upon request ( provide email for pics)

Posted by: owner12 at March 18, 2009 1:52 PM in response to Help me to find a proficient con

I purchased my first building in 1999 with seller financing. for me it was ideal as I had no established credit and only 12% down ( 7 unit building). at that time we payed 9% interest, which was 2% above prime. There are some upsides, closing costs were low and I believe I did not pay the typical 1% city and state mortgage tax. of course, you should only proceed with a real estate lawyer who is familiar with these types of arrangements. After a few years of ownership and a drop in interest rates, I finally refinanced with a traditional lender and the owner was paid off. for me , this experience was a positive one.

Posted by: owner12 at March 5, 2009 2:36 PM in response to Seller financing

I am a broker ( please, no hate) and owner. I just rented a lower duplex on 6th avenue btwn 3/4th street ( 2br/1ba). the unit is furnished and the owner received $4100/month included utilities. perhaps since this unit is furnished it is not a true comparison, however there are very few furnished options in the slope. I do have another friend who was able to rent a mint bottom duplex near sackett and 5th ave for $5000/month ( 2br/ 2ba) but that was 1 year ago ( and a much stronger market). best of luck.

Posted by: owner12 at February 18, 2009 11:33 AM in response to rental

hmmmm. I live on that block and still have no idea where this space is!!!!!!

Posted by: owner12 at January 6, 2009 2:31 PM in response to Creative Office Space Coming to President Street

all of the above are great suggestions. As a drummer for 20 years in the city, you can also do a lot to quiet down the instrument itself:
1) heavy blanket over bass drum
2) cymbal sleeves that cut out the resonance and volume of cymbals
3) rubber pads that cover the drum heads ( in a sense creating practice pad drumkit)
4)other than that, for total isolation you would need to create a "floating" room inside the basement ( about 4K in my experience).

good luck, but please don't discourage the little fella"

Posted by: owner12 at December 17, 2008 1:06 PM in response to Soundproofing finished basement

thanks all for your great suggestions. I think I am either going with a large plate that will allow me to cover the original light box and also give me some lateral movement, or the traditional hook/loop with a new chain. The light is quite heavy ( 25 lbs) so I will probably install the hook into the joist.
carolgardens- I thought about lowering the light and hanging it in a more traditional manner, however, it then obstructs the view from the kitchen through the rest of the apartment and would block some of the light that we get from our yard.

does anyone have a reference for some non traditional material for hanging pendants ( i'm think possibly of rope or plastic tubing for the wires and an industrial metal hook for the ceiling, etc......??

Posted by: owner12 at December 4, 2008 12:39 PM in response to moving a pendant light

DIBS,
that's togo sofa by ligne rosset.. the color sucks but it is really an amazing sofa that has been a classic for 40 years.

Posted by: owner12 at November 4, 2008 1:41 PM in response to House of the Day: 44 1st Place Revisited

$260K +12 K profit = $227K (huh?)

Posted by: owner12 at October 8, 2008 11:13 AM in response to A Brownstone for $272,000?

I live around the corner and was a steady brunch/breakfast customer for years. Now, it is just an overpriced Diner with mediocre food.

Posted by: owner12 at October 7, 2008 11:11 AM in response to New Look and Name for New College Restaurant

Lisa,
I'm curious about the pool. Growing up in California, I am only familiar with "in ground" pools. I've been looking into various options and yours looks rather inviting. Can you let me know any pro's and con's you've experienced and total cost of the project. ( btw, i already have the pit excavated so that would not be a cost issue).... thanks!!!!

Posted by: owner12 at August 25, 2008 1:17 PM in response to Garden of the Day: Instant Pond

cmu,
I hate this P.O.S as well, but it does have windows facing Carroll Street.......

Posted by: owner12 at August 18, 2008 12:25 PM in response to The City's Most Prolific Architect

my contractor took me to premium flooring on 31st Street in Brooklyn.. don't remember the exact specifics, but the price was the best I had found locally ( under $3/ft) for top grade white oak. My contractor subbed out the job to a specialist who installed, stained and polyed. I wanted the floor very dark, so I insisted on 3 coats of stain. The end result was a little lighter then I originally wanted. However, this was a blessing in disguise as a little lighter shade shows the grain of the wood adding a much richer/warmer look.

Posted by: owner12 at August 12, 2008 2:33 PM in response to "dark" hardwood floors being used in modern condos/homes

Ph family is correct. I also used white oak with an ebony stain. the floors look great but show a lot of dirt and dust as well as scratches. We have 2 cats and a toddler and we swiffer ( mop) our floors daily sometimes 2X a day. If I had to do it over again, I wouldn't change a thing because I love the look. It took 3 coats and a light ploy to get the desired effect. good luck!!!!

Posted by: owner12 at August 12, 2008 11:52 AM in response to "dark" hardwood floors being used in modern condos/homes

Taimur,
yes, flipping a property in Brooklyn is a wise choice and very easy. Just watch one of the hour shows on Bravo or HGTV and you will learn all you need to do to make a ton of cash $$$$$$$.

Posted by: owner12 at August 8, 2008 1:01 PM in response to HELP!

light fixture was from home depot in chelsea ( $90 bucks I think)
BTW, there was a lack of response to my original question so I tried something on my own. OXY 10 and a hard wire brush.. It worked pretty well! Now I am off to reseal the tile now that it's clean.

Posted by: owner12 at August 1, 2008 12:10 PM in response to pebble tile problem

OP here.

to answer above, my cover page gave me Until Sept 1 to clear these

thanks everyone for your advice/ experience. I am wondering if anyone has gone through this process and had it backfire ( i.e. an inspector came out and found a bunch of NEW violations). I just found out some of the backfiling will cost me $3k and some of the work around $2K. Having just finished a major renovation and received a new C/O I am tempted to not address these issues until a later date or sale ( at least 8-10 years away) and pay the fee for the clearing of the violations then( all are class A and B so the penalty woud not be huge). Thoughts? Advice?

FYI, I bought the building with owner financing and then refi through a bank with no issue.... I am wondering whether these HPD violations would block a sale or prevent financing.

Posted by: owner12 at July 18, 2008 11:27 AM in response to HPD Self Certified Violations

insuladome.. i have the domed rounnd sklight that looks awsome and has not leaked or any other problems for the past 2 years.

Posted by: owner12 at July 15, 2008 12:32 PM in response to Skylights: Insuladome vs. Supreme

I put in the cabinets you are thinking of ( expresso) 1 year ago in my owners unit ( not a rental)... If you want to check it out in person email me at:
mike@apt168.com

Posted by: owner12 at June 20, 2008 1:41 PM in response to IKEA Kitchens

"Demolition of warehouses on 3rd and President is almost complete, clearing the way for the construction of a 9-story, 134-room Fairfield Inn. "

This is a total drag for us owners ( 3 in total) that live across the street from this coming monstrosity. 9 stories is 2X the height of anything on the block and will obliterate any of the Northern light we were once getting. I'm bummed even if it does increase my property value.

Posted by: owner12 at May 29, 2008 3:35 PM in response to De Blasio Slams 'Hot Sheet' Gowanus Hotel Boom

OP here. Thanks for the great advice.

Posted by: owner12 at May 23, 2008 1:22 PM in response to powerwash or paint??

not unusual.. I am a broker and when we do a rental, the tenant submits signed leases with payment. The owner rarely countersigns immediately, normally within a week. The owners never sign a lease first.

Posted by: owner12 at May 22, 2008 1:37 PM in response to Agent wants fees, security, first month etc. BEFORE I receive lease?

I got a good commercial loan from Maspeth Federal Savings. They offer a 10 year ballon with a 20 year ammorization. the closing was amazingly painless and the mortage paperwork was only about 10 pages..My experience with them has been very positive as they do not sell off their loans to larger institutions.

Posted by: owner12 at April 14, 2008 2:13 PM in response to Mortgages for Multi-Family Bldgs?

genya,
First off, I am not a broker. I am a landlord who has 2 properties in the slope and have used craigs on my own and listed units through brokers.
IMHO at this price point, you are best served by a broker. Craig's is a great resourse for apartments up to $3K. I have a close friend who has a similar lower duplex rental to yours and a corcoran broker got him $5K for it ( granted everything was brand new and very well done). Though you might have to adjust your price ( due to the tenant having to pay a fee) your unit will receive better exposure and most likely be rented quicker. That being said, by no means should you sign an exclusive w/ anyone..

just my 2 cents. good luck!!

Posted by: owner12 at April 2, 2008 4:26 PM in response to Is rental market soft?

chas is right.. my sizes were custom ( 8ft) so it took longer but not 4-6 weeks.. I believe my doors were ready in about 7-10 days.

Posted by: owner12 at March 11, 2008 3:46 PM in response to Universal Fire Proof Doors vs. Statewide Door

I bought 2 fire rated doors from statewide ( 1 wood. 1 metal)... they were prepared on time and I found them to be helpful, if not a little old school. My contractor installed them w/o a hitch so I guess thats a good sign... I didn't do a lot of price comparison so can't comment on that.

Posted by: owner12 at March 11, 2008 2:24 PM in response to Universal Fire Proof Doors vs. Statewide Door

to 12:17:

only rent stablized buildings have to offer a 1or 2 year lease.. free market units have no such requirements.

Posted by: owner12 at March 11, 2008 1:00 PM in response to question for landlords

my architect todd ernst found someone ( howard podosky) who performed the test for about $300.. it is a handheld meter that gives a reading of the sound pollution from about 5 feet inside the unit ( next to the window)...we showed his report to the DOB and all was approved....

Posted by: owner12 at March 4, 2008 2:08 PM in response to Permit Needed to Mount Split A/C to Side wall of building?

Hello.
I did this w/ my 2 fujitsu compressors. There is a legal requirement that they must be a certain distance ( i think it was 10 ft) from a window. Mine were not, so I had a TR1 test ( sound pollution) and it passed as the compressors are super quiet. good luck..

Posted by: owner12 at March 4, 2008 11:53 AM in response to Permit Needed to Mount Split A/C to Side wall of building?

I have a huge one sitting in my hallway.. Not sure if it is 1.25 fitting but it is standard size. it is quite long ( maybe 2.5- 3 feet) and is for a steam system.. I'd sell it to you for $25 bucks if you want it..... call mike 212 229 0688....

Posted by: owner12 at February 26, 2008 2:09 PM in response to Where can i get a cast iron radiator?

and I'm sure adding over 200 toilets to this block will really help our sewage overflow problem!!!!!!!!!!!!!!!

Posted by: owner12 at December 13, 2007 1:35 PM in response to Developer Plans Two Hotels on One Gowanus Block

LAME.. THIS IS ACROSS THE STREET FROM MY HOUSE. I'M NOT LOOKING FORWARD TO IT.........

Posted by: owner12 at December 13, 2007 12:23 PM in response to Developer Plans Two Hotels on One Gowanus Block

I did one in my building ( 12X12) on the first floor.... I think the entire amount came out to $30K.. we did a below frost line foundation and put in a ton of glass. looks great!! I think you should estimate $200-$250/sq. ft... I have pics if you like:
mike@apt168.com

Posted by: owner12 at December 10, 2007 12:38 PM in response to extension

We hired an architect that charged a flat fee for the plans and filing, etc.. and then an hourly charge for occassional visits to the site and help along the way. He did not manage the project by any means but he it was definitely worth it to have him check in on the progress, answer questions, etc. Its A LOT of work to manage everything yourself so keep that in mind but I felt there was no way anyone was going to be as vested in getting things done right as I was.

I know the % of total cost is standard but I think its absolutely absurd. Its not any more complicated to install more expensive materials or fixtures so total cost of the project has nothing to do with how much effort he expends. Total cost of the labor charges would be a more reasonable figure but even then - I question motivating someone in that role to drive up the total cost of the project.

Posted by: MrsLimestone at October 21, 2009 3:25 PM in response to Architect Light or Heavy

I like Mrs. L's 'blended' approach. Then again, I did the construction management myself on my reno. But I had the time and a lot of experience working with contractors.

Posted by: denton at October 21, 2009 3:30 PM in response to Architect Light or Heavy

Twenty percent is the very high end of the spectrum. Get the services that you need and negotiate the price accordingly. Often I provide a fixed fee for the signed and sealed documents and then handle the remaining job phases hourly. Ed Kopel Architects.

Posted by: edkopel at October 21, 2009 4:44 PM in response to Architect Light or Heavy

Twenty percent is the very high end of the spectrum. Get the services that you need and negotiate the price accordingly. Often I provide a fixed fee for the signed and sealed documents and then handle the remaining job phases hourly. Ed Kopel Architects.

Posted by: edkopel at October 21, 2009 4:47 PM in response to Architect Light or Heavy

I agree that 20% is pretty high. If there is a LOT of detailing work like built-ins and custom work, then perhaps it's worth it. Most of my jobs have come in much less than that. I typically charge hourly for the whole thing. I provide an estimate that indicates the number of hours devoted to each phase, and state that the number is a not-to-exceed value, and almost always come in under that, and only bill for actual time spent. If it's my fault for underestimating the amount of time, then I eat the cost. If the owner makes changes that require extra time, then we try to provide an alternate number for those changes.

This provides my clients with the reassurance that the cost is directly related to the amount of work involved, and they know exactly what the maximum cost will be. It also provides them with the flexibility to decide how much service they really need, and determine a price based upon that before they enter a contract. I've been doing it this way for a number of years and it seems to work very well for all parties.

Jim Hill, RA, LEED AP
Urban Pioneering Architecture

Posted by: JimHill at October 21, 2009 5:40 PM in response to Architect Light or Heavy

I would say only take on a project like this yourself if you work at home/are self employed and can spare the time.

We're doing a tiny, tiny upgrade (electrical and structural -- one month) and dh has been over on site two or three days a week for about three or four hours a day for the last three weeks meeting with various subs, going out with them to buy things, answering questions, and checking on what is happening.

I really enjoy this kind of thing, but I could never have done this with my staff job.

Posted by: mopar at October 22, 2009 2:56 PM in response to Architect Light or Heavy

I've also read that you should consider hiring an architect if your budget is over $70,000. I suppose that's a different question, but I thought the number was interesting.

Posted by: mopar at October 23, 2009 11:05 PM in response to Architect Light or Heavy

You could also hire an architect to do the drawings and filing then hire a construction project manager to oversee the work. She or he could be paid hourly. By not paying them a percentage they would have no incentive to let costs climb. Their duties could include daily meetings with subs, shopping trips, etc. All this should be discussed in advance. The architect could be brought in for follow up consultations as needed.

Posted by: listentalk at October 24, 2009 7:25 PM in response to Architect Light or Heavy

what about for low ceilings? the pendant lights don't work because they hang down and make the room seem even smaller; the wall scones are also low enough to hurt someone walking by. Is there a lighting solution here?

Posted by: gowanusgus at October 29, 2009 2:49 PM in response to Thoughts on Recessed Lighting

Recessed lighting is inappropriate in an old house. It will be extremely unpopular with buyers. It is also going out of fashion very quickly. It is the equivalent of shag carpet.

Where it is appropriate is in a loft. That's where it started.

Your wife is right.

But no one says you are stuck with one ceiling light in every room. For example, you can have pendant lights over the kitchen table, wall sconces in the bath and a variety of other rooms, double lights over the sinks, floor lamps and lamps on tables, etc. Best to keep the permanent fixtures simple and classic.

Posted by: mopar at October 29, 2009 4:52 PM in response to Thoughts on Recessed Lighting