I made it to the Landmark a few times way back when. They only sold cans of beer for $3 that they bought at the deli next door. There was a guy playing requests on ukulele and everyone beat time with chop sticks and coffee cans. It was run by a mother/daughter team, and I think the daughter was barely in her teens - she looked young enough to be in middle school. Those were the days....

Posted by: slopenick at November 16, 2009 1:13 PM in response to Doings at the Dilapidated 7th Ave & 2nd St Building?

Several issues arise: You will have a smaller front yard, if that matters, and you will have to keep it relatively clear of trees, bushes, etc. so you can get to the door. You need to make sure that there aren't any significant pipes blocking your way in/out, both inside the basement and in the area you will excavate. As far as the door goes, there's a trade off - if you make it flat, it takes up less room and doesn't block the window, but it's tough to make those completely waterproof. If you have it rise, it makes the front yard significantly smaller and may interfere with the window (or any AC window unit you might have). My main advice is to make sure you know what you are getting into in terms of how waterproof the door is really going to be. Ours leaks and I hate that...

Posted by: slopenick at November 12, 2009 10:23 AM in response to Cellar Access Steps & Hatch

You should file a complaint with the Better Business Bureau. This type of behavior is outrageous. Having lived in a house with a security alarm, I would not chose to do so again, and I agree with your conclusion "save your money, invest in good locks." I have heard of other rather "coincidental" events regarding break-ins and alarm companies - so, unfortunately, I don't think you are the first, but if it were me I'd be hoppin' mad. Go get those suckers and give them what they deserve.....

Posted by: slopenick at November 10, 2009 1:19 PM in response to Brinks - Beware!

northsloperenter - just out of curiousity regarding your comment about paying extra rent, when you say you'd rather pay the extra $100/month, is that because you assume you will only be in the apt. for a year, and so $1,200 paid over the year will be less than the fee (+/-$2,000), or is it because you just don't want to pay all that money upfront and you'd like to leave your option open to leave after a year whereas you'd be committed to two years if you paid the fee?

Posted by: slopenick at November 3, 2009 2:44 PM in response to Landlord Paying Broker?

northsloperenter - that has been my experience as a landlord as well. Even when the renter was paying, the apt. broker essentially worked for us - helping us evaluate tenants, showing the place, etc. They want the lease signed ASAP and to move on to the next apt.

Posted by: slopenick at November 3, 2009 2:24 PM in response to Landlord Paying Broker?

get used to it - that's what happens in weak markets. I'm a landlord and we paid a (reduced) fee to rent out our 2 bedroom. It's a pretty simple calculation: list it with fee and wait, and wait, and wait, and wait, or list it as no fee (i.e. YOU pay the fee) and watch it get rented in two weeks. We actually had the broker tell renters that if they rented it no fee, the rent was $100 more per month, and that's what the renters chose.

Posted by: slopenick at November 3, 2009 1:35 PM in response to Landlord Paying Broker?

this is as good a place as any to start: http://insideschools.org/index12.php --- enter your zip code and they will give you a list of schools.

Remember, NYC will let you send your kid to any school that has room for him/her, so you are not limited to schools in your immediate area. what school district you live in -- which is NOT the same as the primary school zone you live in - becomes an issue when you start going to Middle School.

Posted by: slopenick at October 30, 2009 3:04 PM in response to Public School Victorian Flatbush

Interesting, thanks denton. I'd bet my skylight is a major heat waster as well.

Posted by: slopenick at October 28, 2009 9:59 AM in response to Gas Leak

Since you mentioned it, can you tell us how the energy audit went, whether you found it useful/good value, and whether you would recommend the auditors you used? Did they use one of those infrared cameras? Winter's coming....

Posted by: slopenick at October 27, 2009 11:16 AM in response to Gas Leak

well, what do I know but to me that sounds a couple of Ks high. Do you only have one quote?

Posted by: slopenick at October 26, 2009 10:07 AM in response to Bathroom Quote

just one floor? Is there something there now? kitchen and/or bathroom? Heat/AC? Wild guess you are looking at at least $60/70K for four walls, a floor and a roof. As always, though, that guess is worth about what you paid for it.

Posted by: slopenick at October 22, 2009 10:24 AM in response to Cost for Adding Extension?

apparently, my real estate connected friend tells me, there is a floor on the price of a new construction condo set by the bank, a minimum price that the bank will allow the unit to be sold for in order for it to release the lien it holds on each unit. that is why a developer may be willing to throw in all kinds of extras if you are willing to pay its listed price.

Still, doing this is a major crap shoot. I walked past the Forte this week going to BAM. There were like three lights on in the whole building. Do you want to live in a ghost town like that? Also, if the building gets really screwed up financially, you are a part owner and some of that grief is going to be headed your way. Be very, very careful buying new construction. If it were me, I wouldn't do it.

Posted by: slopenick at October 16, 2009 2:43 PM in response to New construction condo buys?

There's a long story that goes with this, but the simple answer is, yes, you will be paying a delivery charge every month. In NY, you can choose your electricity supplier. If you don't choose one, ConEd just sells you power that they buy at cost. If you feel like choosing a different one, here's a list: http://www3.dps.state.ny.us/e/esco6.nsf/Web4?SearchView&SearchOrder=4&Query=[ServesType]=Electric+Residential+AND+[Territory]=1001

Posted by: slopenick at October 16, 2009 1:36 PM in response to ConEd newbie bill question

Kensington, as you yourself say, you got lots of different responses, from no interest, to low ballers, to people who liked the price well enough to make a bid on it. As I said, you listed your place for about 15% over what you thought you'd get, and expected a lower offer. Maybe the fact that interest perked up after you reduced the price and offers came in close to list shows that you priced it well to begin with, but for some reason the really interested buyers just hadn't come along yet. As you say, comparable sales are the key.

Chicken: what's wrong with the property market? Nothing. Apartments cost what they cost, whether you are a first time buyer or not. If you want one, then you have to pay it. Pretty simple...

Posted by: slopenick at October 13, 2009 11:21 AM in response to Offer Advice for 1st Timer

As the former poster said, you need to compare the price to other similar condos available NOW, and not what this condo sold for four years ago. (Would you pay more if the current owners had bought at the top of the market and were now selling at a loss? Didn't think so...) And, unless you absolutely have to have THIS apartment, you should really find another place you like equally well so you can keep this one in perspective, both pricewise and emotionally.

And another thing, everyone around here seems to think that sellers should list property at or close to the price it will likely sell for, and are constantly amazed that the listing price "is way more than its worth." That's not what ever happens; the list price is "as much as we could ever hope to sell it for" and not "what its actually worth." The owners expect you to make an lower offer (properties which draw a bidding war were underpriced to begin with) and then they will come back with a counteroffer, after which you will begin to know whether you two are playing in the same ballpark. I would say an offer 15% below list is very common, even in strong markets (well, maybe 10% in strong markets). So, for a property listed at 505, owners would be expecting offers of 450, and to eventually agree somewhere in the middle. The problem with getting the deal done comes when they list at 505 expecting a 450 offer, and you think the place is not even worth 400. Whatever you do, remember that there are LOTS of condos available, so make the owners squirm before you buy one.

Posted by: slopenick at October 12, 2009 4:24 PM in response to Offer Advice for 1st Timer

Anyone who tells you financing contingency is not standard or acceptable is flat out lying to you. I wouldn't believe another thing that person said. Also, if they are telling you that, I would start being suspicious that there is something wrong with the property they are trying to hide that might be uncovered by the mortgage review.

My advice is to never make an all cash offer if at all possible. Weird things happen -- tenants don't leave, problems with the building or neighbors -- and having a mortgage contingency makes it alot easier to back out of a deal gone bad.

Posted by: slopenick at October 5, 2009 10:59 AM in response to CoOp Offer Subject to Financing?

Assuming you'll be taking out a mortgage for this, I'd talk to a lender/mortgage broker as soon as possible about how financiable this property is actually gonna be. The reason for this is the low owner/tenant ratio - something that banks HATE to see in my experience. If you need financing and nobody will lend on it, why even bother making a bid? Plus, once you talk to the lender, you'll have a better idea about how much it's worth. If the lender is saying this is gonna be a tough one to finance, you'll know to lowball your offer even more....

Posted by: slopenick at October 2, 2009 1:06 PM in response to Help Price PLG Studio

se - I'm not a roofer, it was just a guess based on what some neighbors paid a few years ago. As I said, I could be low. I don't doubt your quote is reasonable for the job required, just trying to give some kind of perspective. As always, my advice is 100% guaranteed to be worth what you paid for it...

Posted by: slopenick at September 9, 2009 2:58 PM in response to Roof Inspection Results - help!

a new roof on a brownstone is usually a pretty simple job - nowhere near the cost of doing one in the suburbs because they are much smaller and don't have different slopes, sides, etc. I would guess a new roof today would run you $2K, but that could be a little low. Not a huge issue if you are talking about a $1 mln + brownstone, plus you get the benefit of knowing the roof is good to go for a long time and adding insulation to it to keep the heating bills down. Don't be afraid to mention it to the owner and use it as leverage anyway you can though...

Posted by: slopenick at September 9, 2009 12:54 PM in response to Roof Inspection Results - help!

It's taking me forever also, think I started this in April. Documents expired so I have to resubmit. Apparently rates just took a dive this week. Might even lock in today if I'm far enough down that road...

Posted by: slopenick at September 1, 2009 12:59 PM in response to How Long to Refinance?

So, you are looking to buy a brownstone that is in the process of being renovated? Not sure exactly how that would work.

Lot's of things can happen to a house that's 120 years old. Mine had a fire in the basement at one time. It's fixed now, but it looked kind of scary when I saw the house.

You'll need an engineer to look at the house before you buy it - that's standard procedure for buying any house. They will examine the new beam (or lack thereof) in the new basement and everything else in the house for problems, and give you a ball park guess as to how much it will cost to fix. As my engineer told me "there's nothing that can't be fixed with money."

FYI, sewer smells close to the bathroom are NOT normal, but can (probably) be fixed.

Is the reno supposed to be done soon? Who renovates a house while it's for sale?

Something tells me you should be looking for a discount to normal prices with this one...

Posted by: slopenick at August 31, 2009 2:15 PM in response to Brownstone Basement Beam

the chickens are useless unless they have a few (illegal) bee hives on the roof. If you're going to do it, go in style!

rob: if you get scared by "the new farm mentality," how do you manage to live in NYC full time? I'm all for it, myself. The day I see goats in Grand Central or sheep grazing on the FDR will be a mighty fine day indeed...

Posted by: slopenick at August 25, 2009 3:00 PM in response to Streetlevel: Traif Bike Gesheft

Look this recession (which will very soon be OVER by the way) was not caused by "people stretching themselves financially." It was caused by people speculating with other people's money, a drop in lending standards, outright fraud, and people who should know better using their house as a piggy bank to fund spending they knew they couldn't afford. Stretching means giving up other things (spring break in the Bahamas) so that you can afford a better/more valuable place to live. Now is the time to stretch, if you think about it. Rates are low, housing prices have come down, and incomes will likely rise in the future. Buying a (good/expensive) home is an investment in your own life.

Posted by: slopenick at August 24, 2009 4:32 PM in response to what to do with all this equity?

Depends on whether you can afford a place in the right nabe that you like better than your current spot and whether you can sell the current place without to steep a hit. If so, I say do it. I say get a house if at all possible, even if you have to stretch financially. You'll appreciate the freedom that comes with it. Mortgage rates ain't going a lot lower than they are now, so you might as well jump on them....

Posted by: slopenick at August 24, 2009 3:57 PM in response to what to do with all this equity?

What you are not considering are the significant costs of getting a refi done. Talk to a mortgage broker and see how much in fees, taxes, new assessment, etc. this will cost. I don't think you'll get much of a break on the rate from your current 5.8%, so the real issue is whether getting the extra dough out of the place is worth the new costs. Closing costs on a refi can run past $10K very quickly and could be double or triple that. If you are going to sell in 5 years anyway, it may not be worth the expense. If you need the dough now, it might be.

Posted by: slopenick at August 3, 2009 2:05 PM in response to Yet another refinance question.

$149 per month = $1788 per year with Allstate for a 8 year old VW station wagon parked on the street. We have a $1000 deductible. Asking for a higher deductible (and NO GLASS coverage) will make your bill go down, but basically you are insuring a car in the most expensive place possible

Posted by: slopenick at July 30, 2009 2:54 PM in response to Cost of BK Car Insurance?

Yeah, if you guys are on good terms, let them know as soon as possible. they may want to plan some renovations, and they can start looking around for new tenants. It may benefit you, also, in that maybe they'll let you pay rent for part of the month so they can do some work and get new people in on the first of the month. that's what I did when my tenants just left.

Posted by: slopenick at July 24, 2009 10:04 AM in response to When to Say Goodbye

Isn't the real question how well he strips wood and what his prices are?

Great story....

Posted by: slopenick at July 23, 2009 2:25 PM in response to The Whistler of First Street

Unfortunately, I would advise you to go out and look for a new place. This will serve two purposes: a) it will give you a good idea about the current market price for your existing place, and b) it will give you leverage when its time to negotiate.

The landlord's failure to hire an exterminator and fix the appliances is inexcusable. That should be taken care of NOW, regardless of any new lease.

When you find a place that you could actually live in, then its time to talk to the landlord. "Hi, the lease is up in 30 days. We have been looking for a new place and found one. We would just as soon stay here though and avoid the cost of moving, but not at the current rent. If you are willing to sign a new lease at $2300 (or whatever you are willing to pay), then we will stay, otherwise you'll have the keys back in 30 days." You could add "since the appliances are broken, we propose to have them fixed and deduct the repair charge from the rent."

You have the power in this relationship. Use it!

Posted by: slopenick at July 22, 2009 4:19 PM in response to Renegotiating Rent--Cobble Hill

great question, especially for the large crowd around here that is 100% certain that tenants are all out to destroy their apartments and screw their landlords out of their own property.

"As a landlord, I wouldn't let a tenant do any work on a rental apartment."

I seriously don't get that attitude. Maybe they've had some bad experiences, but what goes around comes around, and if you start off with that way of thinking, you'll get it coming back in spades from your tenants.

I'm a landlord, and I allow tenants to do minor alterations to the apartment, like painting. I would allow tenants to make improvements to the place if they were done by someone capable and trustworthy. I'd be a little skeptical of you doing it yourself, and I'd be upset if you did it without permission.

While talking to the landlord, you might want to make sure they don't have different plans for the future than renting it to you. And you will take a risk that something unexpected happens, and the landlord needs the place back in a few years (or you need to leave). Do whatever you can do cheaply first.....

Posted by: slopenick at July 20, 2009 10:57 AM in response to Comestic Renos on a Rental?

rob, they do give people tickets for being stupid. Actually, they don't have to give them, people come in and ask for them themselves. It's called "The Lottery."

Posted by: slopenick at July 17, 2009 10:51 AM in response to Meter Maids Jump the Gun in Fort Greene

I agree with Minard. Having a tent in your backyard is NOT illegal, nor is drinking there. If they are making too much noise there's an established (and probably useless) procedure for dealing with it, but if you don't like the tent, too bad.
I have an large umbrella in my backyard, as do many of my neighbors. Would you complain about that? Rainwater problems? Don't you have anything more worthwhile to worry about?

Posted by: slopenick at July 15, 2009 12:05 PM in response to Neighbor's Huge Tent

could be a good solution: how big is your office? Any particular reason you want a Fujitsu? Mr Slim by Mitsubishi is popular also.

You will need the following to do it:

A sturdy wall that you can drill into and hang a heavy outdoor unit or appropriate roofspace.

A way to bring a pipe into your office from the outside to the place where the indoor fan unit will sit. Short distances are better/less expensive.

Electrical wiring (and fuse box space) to the outdoor and indoor units.

A way to drain the indoor unit - either to an existing drain inside or to the outside. It's not much water, but a little bit does exist (and it reduces the humidity inside as an added bonus!).

All up cost estimate for a medium sized space (750 SqF): maybe $6/7K? just a wild guess

Posted by: slopenick at June 30, 2009 10:42 AM in response to Fujitsu ductless air conditoners

THOSE ARE NOT ANTS!!!!!!!!!!!!!!!!!!

That is a recent meeting of the New York State Republican Party. They just LOOK like ants....

Posted by: slopenick at June 26, 2009 11:20 AM in response to ants? termites?

I let my tenants do it. Zero problems.

"It'll damage your gates. " - wrong. More likely the bike will get damaged than your fence. (Why anyone chain a bike to a gate is beyond me anyway....)

Other people will take it as an invitation to lock their bikes to your gate, which they'll probably be less careful about doing than your tenants." - wrong again. And even if they did, did you ever think about maybe asking them not to if it's such a big deal.

Much better they have bikes than take up all the parking spaces on the block.

Posted by: slopenick at June 24, 2009 8:45 AM in response to Allowing Tenant's Bikes?

Mountain bike polo is way, way cooler, but then again so is curling......

Posted by: slopenick at June 23, 2009 4:47 PM in response to Closing Bell: Quidditch in McCarren Park

Yes, this can be done. We did it in the front, and I wish we had done it in the back as well. You will need to make sure there are no drain pipes blocking your way - not sure what the issues related to the foundation might be. You will also need to obtain a door - make sure its watertight! (Ask, because not all of them are....) Ballpark guess - $5k? More?

Posted by: slopenick at June 23, 2009 12:08 PM in response to Dig Stairs Outside to Cellar

I'm hoping the ultimate result of Develop Don't Destroy is that the project doesn't happen. It gets to be a worse deal every day. Enough already, just stop.

Posted by: slopenick at June 22, 2009 9:59 AM in response to Big Week for Atlantic Yards Sweetheart Deal-Making

I think there's some confusion here. As slopefarm said, an engineer is usually hired after the offer is accepted to make sure that there are no hidden problems with the house (e.g. cracks in the foundation, mold behind the walls, improperly constructed additions, etc). You can use the engineer's report to a) back out of the deal or less often b) try to negotiate a lower price based on the fact that there is a problem you did not know about.

What you want to do is bring in a contractor who can give you a ball park figure for the kind of renovation you want to do. This needs to be done BEFORE the offer is made, since you won't know how much to offer if you don't know how much it will cost to renovate. Sellers are usually fine with this, though they will probably want to have someone in the house while you two are looking it over. Happens all the time.....

Posted by: slopenick at June 19, 2009 4:02 PM in response to What's the process?

Think I paid $1600....

Posted by: slopenick at June 19, 2009 12:36 PM in response to Is Lawyer Fee Reasonable?

I would be VERY careful about buying anything in a new development, and I wouldn't offer anything close to the asking price. Is the building finished? C of O? Are people living there? Try talking to some of them to see how they like it.

My experience is closing and moving into these places can be delayed for a long, long time by problems you have nothing to do with, and no way to solve. Advice on hiring an ace lawyer is spot on.

Remember, you are in the driver's seat right now, and the seller is in the back, handcuffed, bound head to foot and stuffed in a padlocked chest. I wouldn't budge an inch on anything.....

Posted by: slopenick at June 18, 2009 1:52 PM in response to Pls help first-time buyer!

It's a cool house he has (or used to have). Wasn't there a sign out there saying something like beware pickpockets and loose women? Could it be used as a commercial property.

Posted by: slopenick at June 18, 2009 10:19 AM in response to 'Dragnut' Thomas Prusik-Parkin

No problem: tell him that something has come up, and you will be unable to leave at the expected date. Then don't answer his calls. Tell the new tenant the same thing. Even if you are gone, leave some old boxes and clothes lying around. He'll get the message.....

Posted by: slopenick at June 16, 2009 3:23 PM in response to landlord withholding my money

If commercial deliveries are the problem, why not just put a no parking zone along the entire length of 5th avenue? You could even make it during business hours only. Problem solved, and you keep the bike lane.

Anybody who thinks these bike lanes are a)lightly used or b) respected by anyone in a car or truck is out to lunch.

This is a the result of someone (emphasis on the ONE) who doesn't like bikes using their business and their post on the BID to wage a personal campaign. Should be dismissed with as same contempt as the neighborhood has for the food at her restaurant....

Posted by: slopenick at June 10, 2009 9:58 AM in response to CB6, Fifth Avenue BID Going After Bike Lane

Not the nicest block in the slope. You are stuck behind the commercial buildings running up and down 9th street. Chase, Post Office, maybe others have driveways on that street. Think there's a motorcycle paint shop back there or so - kind of an industrial feeling to it. It's very near the train, the market, and the post office, if that matters to you. I've never gotten much of a "neighborhood" vibe from that street. I know the block above, btw 5/6 has a block party, so there's some like around there.

Posted by: slopenick at June 8, 2009 2:24 PM in response to 8th St between 4th and 5th aves

Like CGfan said, there isn't a real answer to that question. What's best is what's best for your child. Some schools have big reputations, like PS321 in Park Slope, other great schools are smaller and less well known, but just as great in their own way, if not better. In my opinion, parental involvement is what makes a public school great, so instead of browsing through test scores, check out the PTA at each school and what their budget is, and you'll get an idea of how the school is valued in the community. Where ever you find a group of parents that share your values and goals, you will probably find a school that fits for you.

Posted by: slopenick at June 4, 2009 11:50 AM in response to Best Public Grade Schools in BK?

So, you are having 2 outside condenser units installed, each leading to three inside blowers? That's got to be a fair bit of electrical work. I assume you are using 220V. Do they have to go far to get it? $3,500 does sound like alot for electrical, but you sound like you have a big project. Get another quote and see. This doesn't include the actual installation, right, just the electrical?

Posted by: slopenick at May 28, 2009 12:07 PM in response to Electrician A/C Bid

why make them go away? they won't hurt you, and they are good for the environment.

http://www.xerces.org/pollinator-conservation/

Posted by: slopenick at May 27, 2009 10:23 AM in response to Carpenter Bee in my back yard

I hate this idea. Parking works on a simple system: first come, first served. Don't like it? Pay for a lot or don't have a car. Changing this is madness. It creates a new set of haves and have nots and someone is inevitably going to be gaming the system.

Everyone knows parking is bad in Brooklyn Heights. Accept it as part of life and move on. If they get to exclude "non-residents," from parking, why shouldn't any other neighborhood?

Posted by: slopenick at May 18, 2009 10:01 AM in response to Residential Parking Permits Pushed for Brooklyn Heights

Make it bigger, fill it with water and swim in it. Drain and use as a root cellar in the winter.

Posted by: slopenick at May 15, 2009 11:14 AM in response to Backyard Reno Unveils Old Well in Fort Greene

thanks jfss. did you find that a permit was necessary?

Posted by: cottontop at November 12, 2009 8:00 PM in response to Cellar Access Steps & Hatch

You might want to take a look at the Bilco Door site: http://www.bilco.com/foundations/store/scresults.asp
I'm pretty certain Ed Kopel is right re: permit. If you live in a historic district, you'll definitely need a permit, assuming you're allowed to make this change at all.

Posted by: vinca at November 12, 2009 11:36 PM in response to Cellar Access Steps & Hatch