sixtysox's Profile
Author's Posts
November 26, 2007
accountant
We're a small (10 unit) coop looking for a new accountant to do our taxes and annual audit. We do the books ourselves on quickbooks. Last couple of years we've paid a guy $2,500 for the taxes and audit, but he's slow and not responsive enough. Any suggestions on someone who can handle for a similar price?
September 21, 2007
Square Foot Construction Costs
I live in and help run a five story walk up brownstone coop with around 7,200 square feet of total space. Our insurance policy expires soon and I want to increase the coverage. We currently have $1 million, which seems low given construction costs should there be a catastrophic loss. The question is, what exactly would it cost per square foot to replace a five story, 7200 square foot building in brownstone brooklyn. We wouldn't need to cover interior finishes, that's responsibility of the individual owners. I've heard anywhere between $150 and $300 a square foot. Any ideas?
September 6, 2007
Heat Timer
The heat timer unit connected to my five story building' relatively new weil mclain gas boiler is shot. I was very unhappy with the contractor who installed the boiler, so i'm looking for someone new to replace the heat timer. The boiler is gas fueled, but has the unusual set up of having a gun style burner, usually seen on oil burners. any suggestions?
Author's Comments
We use Blazing Bug Busters. Call Phil. He's a great guy. (917) 226-1564
Posted by: sixtysox at September 27, 2007 10:28 AM in response to Only the Dead Roaches Know Brooklyn
we had a metal fireproof (kalemein??) door and frame from basement to backyard replaced a couple of years ago for $800, parts and labor.
Posted by: sixtysox at October 1, 2007 2:16 PM in response to cost to install a door?
Our engineer said that just because you have a lead main, doesn't necessarily mean you have lead in your water. Get your water tested for free by DEP. (They send you bottles that you fill and send to a lab.) We did that and nothing came up.
We ended up replacing the main the next year because it started to leak, but that's another story. Cost around $4,000 or $5,000, can't remember exactly. I won't recommend the contractor.
Posted by: sixtysox at October 9, 2007 3:48 PM in response to Lead water main
Don't know exactly what you need, but I just used Hi Tech Heating from Howard Beach to clean and adjust our gas boiler and install a new boiler control. They were very punctual, reliable, etc and a good price. I quoted several other services that came in at a higher price or were unresponsive after an initial conversation. Hi Tech came back to adjust the control when it got cold for no extra charge.
Posted by: sixtysox at November 6, 2007 12:04 PM in response to Gas Boiler Repair Specialist?
Forgot the phone number: Hi Tech Heating(718) 323-5430
Posted by: sixtysox at November 6, 2007 12:05 PM in response to Gas Boiler Repair Specialist?
several strategies. 1) install theromstatic valves on the radiators on the lower floors. that will shut the individual radiators off if it gets above the set temperature in the room. 2) insulate any exposed radiator piping, especially those fat ones that run from ceiling to floor. they throw off alot of heat. 3) turn off the radiators using the existing knobs. But shut the valve completely. half way will cause knocking.
Posted by: sixtysox at November 7, 2007 1:37 PM in response to Heating problems in a 10-storey apartment building
What the other are saying is people don't like gimmicks, especially when it comes to spending a ton of money. (And to me, $400k is still a lot of money). Someone tried this exact method of selling in my building last month. It didn't work. He put the propety on the market the next week in a traditional manner (i.e. broker listed) and got two satisfactory offers quickly.
The other point is, what you are esentially doing is an auction. You are putting a time constraint on a product, your apartment. That works well for sellers in very strong markets when buyers are desperate and perceive rising prices and a shortage inventory. It's bad for sellers in weak markets, where there's a feeling of oversupply and declining prices. We are somewhere in between, making it a gamble.
Plus, it's Thanksgiving weekend. Not a good time to conduct an auction.
Good luck.
Posted by: sixtysox at November 19, 2007 3:43 PM in response to Cobble Hill Real Estate Market
I insulated our basement pipes this weekend. What you have are 2 inch pipes (measured by the inside diameter). I bought 2 inch insulation tubes with 1/2 inch fiberglass insulation at Park Slope Plumbing on 5th ave. They were $4.69 per three foot length. Super easy to install. You just slip them over the pipes and tape them closed. Wear gloves and safety goggles. My one regret is not getting 1 inch thick fiberglass, as it's a better insulater. But I would have had to special order and it was more like $8 per piece.
Posted by: sixtysox at November 19, 2007 3:50 PM in response to Insulating steam pipes in basement
thanks for the tip. i'll give them a call. isn't an audited statement required by law for coops?
Posted by: sixtysox at November 27, 2007 4:33 PM in response to accountant
Responses to Author's Forum Comments
Check your air vents on the rads that aren't getting hot. You may need to replace them. Get the Gorton brand and a chart. It will tell you which vent to put on each rad in proximity to the boiler location. IE: distance from the boiler. Check out Bruce Supply in Bay Ridge. They're one of the best supply houses in Brooklyn. Get the 1-1/2" thick insulation if you can. You can also get the fittings to cover the elbows, tee's etc., which will make it a nice well done job. If you have a hard time finding the insulation call: Westside Plumbing Supply. We're in New Joisey but we stock it all. Ask for Bill(dats me) I'll be glad to help you out if you feel like taking a drive over the bridges. Not too far from the Goethals Bridge. 908-351-3600
Posted by: wholesalerbill at November 24, 2007 4:09 PM in response to Insulating steam pipes in basement
We are an 8 unit cooperative. We use Doug Condon who is local and does a nice job for about $1,000 per year. The statement is not "audited" but suffices for all our needs and has been accepted by all banks financing new purchases. Call him at: 718-788-3913 or email him at:
dougcondoncpallc@earthlink.net
Marion
Posted by: guest at November 27, 2007 5:30 PM in response to accountant
Can anyone recommend a good attorney to help us convert our brownstone in a condos?
Posted by: guest at November 27, 2007 5:31 PM in response to accountant
Our co-op uses Smolin & Altamura. They are a local firm and have provided great service over the years. Don't have their number handy but I'm sure you can loo them up. And yes...an audit is required by my bank too.
Posted by: guest at November 28, 2007 3:51 AM in response to accountant
Smolin & Altamura's number is 718-722-9700. They are based in Brooklyn Heights.
For the attorney question -- talk to your architect and see if s/he can recommend someone.
Posted by: guest at November 28, 2007 11:51 AM in response to accountant
Smolin & Altamura charge a lot. It's about $200/month for bookkeeping and several thousand/yr for the tax prep and filings. They've been increasing the cost over the last few years. They also nickel and dime you. They charge for every letter and every extra question.
Posted by: guest at November 28, 2007 1:10 PM in response to accountant
1:10 They have never charged me for a letter nor any question I have ever asked and I have been a satisfied co-op client for many years. I have found their fees to be fair. They have been around for a long time so they must be doing something right.
Posted by: guest at November 28, 2007 2:13 PM in response to accountant
Jay M Menachem Cpa
300 Garden City Plz, Garden City, NY 11530-3302, United States (Map) (Add Company Info)
Phone: (516) 877-9277
SIC:Accounting, Auditing, and Bookkeeping Services
Jay is great. He has worked with some of the most complex situations and come through like blazes. He is not cheap, but you do get what you pay for with regard to integrity and insight. Jay is negotiable and not unreasonable. Talk to him
Posted by: Cooperator at December 1, 2007 10:10 AM in response to accountant
Your guess is as good as mine. Yes, it could be liquefied whatever. But, it could still be a draft. These brownstone chimneys do not get cold in winter like detached house chimneys and so even if you had an opening in the FP, you may not feel a draft. Even in winter with the damper fully open and the fire unlit, I do not feel a downdraft in my FP, since I assume, the warm air in the flue is always rising. In summer with an airconditioned house and hot air outside, the air in the chimney is probably falling into the house bringing chimney smells with it. But, that's just a theory.
Anyways, cleaning the flue out might help and then sealing it back tight. I only have the name of the guy who did my FPs. His name is Manny LaSalle and he has done several FP installations and also cleans chimneys. 917-292-1825. He's very reliable and may be able to help you.
Posted by: ohiise at July 10, 2008 4:20 PM in response to Need a good nose for chimneys
Thanks again ohiise and thanks for the referral. I will call and see if he'll come out and give it a sniff. I like that he does installations and cleaning, so would have less of a vested interest in one solution over another. I also like the fiberglass quick fix above and will give that a try.
Incidentally, we are semi-attached and the chimney is on the alley side of the house, although covered by vinyl siding, so we would be more likely to feel a draft than if the chimney were surrounded by townhouse on all sides.
Posted by: slopefarm at July 10, 2008 4:55 PM in response to Need a good nose for chimneys
Thanks cm and johnife for the advice. I'll put in for the non-alien laser cannon coverage amount. hilarious. seriously. thanks.
Posted by: sixtysox at September 21, 2007 2:24 PM in response to Square Foot Construction Costs