It's a legal two family.

When people say I'll need a landing, does that mean, a landing before the door? Or after the door?

I've definitely seen buildings where the door is at the top of the stairs. Never seen one where the door is at the bottom of the stairs, but I'm not sure why we couldn't put it there. I guess I was wondering whether anyone knew of any restrictions why I couldn't.

Thanks!

Posted by: theklahy at November 19, 2009 11:05 AM in response to Door Placement Code

I had to tip my closing person also - I found out that they do not get paid to do closings by the title company. They make a living off of their tips. They will file your paperwork properly, etc, and do the work for you. Just add it up to another closing cost that is hidden unless you call your lawyer/speak with your title company directly before you close.

For coops and apartments, I do not think you need to tip the title person and there is no expectation. It may be a difference between buying a house and buying a coop or apartment. I'm not sure about that.

Posted by: theklahy at July 19, 2009 3:03 PM in response to Tips at Closings?

The only thing I can think of is slogging through Craigslist. It is hard though to sort out the fake posts from the real posts, but it seems to be the best resource for non-broker apartments.

FYI, I don't know what you're looking for, etc, but I am renovating my home right now, which has two duplexes, one with a garden unit, and will eventually post it for rental - probably for Sept/Oct move in. If you are interested, you can email me at theklahy at aol dot com and I can send you details. You can probably find it by doing a search on craigslist too, using the terms "duplex" and "crown heights"

Posted by: theklahy at July 19, 2009 2:57 PM in response to Broker Necessary These Days?

I used Nasir Construction co at 718-253-0994, and cell 917-330-5855 for my masonry in the back and also my roof. I really liked Nasir. Out of the quotes I got, his price was the most reasonable, and he did the work quickly and efficiently. My only complaint is that he did not clean up the work site 100% as well as I would have, but who does?

Posted by: theklahy at July 10, 2009 12:23 PM in response to Recs for Foundation Repair?

I would get it reduced by the amount of the cost that it would require you to update the legal C of O to a 3 family, if you want it as a three family for rental/investment purposes. My wild guess is that it could cost you anywhere from 20-50K, or more, easily, and months of time.

Posted by: theklahy at July 7, 2009 5:56 PM in response to Mislead by seller

How big is your place? How nice is it? I'm not sure I'd say to go down more than $50 or $100. It depends on your tenants though, and what their income is like, what may have happened with the jobs or pay cuts. If they've gotten a paycut, and you want to keep them, maybe it's worth it to work with them...

You can try

www.rentometer.com

for comps, though I'm not sure if it reflects the current slight downswing in the rental market.

Posted by: theklahy at July 7, 2009 5:20 PM in response to Rents going down? By how much?

CMU and IronBalls, you may think it looks wonderful, but it looks better in the picture than it does in real life. The blue does NOT match and the paint is super chipped, flakey, and damaged. Underneath the blue is also a brown paint and some sections of white concrete. So when you're sitting outside in the backyard, it looks cheap and trashy and overpainted. Would you throw on 4 different colors on your house willingly? I hope not...

UPDATE: We've continued to try to grind off the paint and it has yielded a red brick with tiny blue specks that we can't get out. That looks nice enough as is. We will clear water coat when done.

Thanks for your thoughts.

Posted by: theklahy at June 17, 2009 12:46 PM in response to Brick in Back

Probably to renovate completely with the pointing and everything and depending on how DIY you are and there will definitely be other problems because it is an old building, like your plumbing will probably have to be upgraded too, and you may have roof issues also, it could cost you 80-100K. Are all your windows in need of replacing? Or just the one. Here are my rough estimates based on my current reno:

- Lead water main, most likely cracked as water is coming into the basement. The fire hydrant on the opposite side of the street. (don't know, but wild guess is anywhere between 5-15K depending on how much you have to rip up)
- leak in the bay window and water damage (I've been told window replacement can cost 600-1000 per window depending on how much wood you also need to replace around the window and how large it is)
- ancient boiler that needs to be replaced with gas (boiler only will run you about 4-5K, but if you also need a hot water heater it will be 7-9K.)
- electrical circa 1920's needs to be upgraded (our electrical is costing approximately 20K to redo the whole house - I got quotes as varied as 20-46K, so depending on the company you go with and the degree of rewiring you do, it'll be expensive. Not to mention if you run the wiring through the walls it will be exceedingly expensive to patch it all).
- asbestos that was partically and not professionally removed (depending on how much, it could run you 1000-5000)
- no griter in the basement (it must have been removed at some point), need to install (no idea)
- repointing the back side of the building (we just did this and it is costing us 3,000, plus another 3,000 to redo an entire section of the brick at the top that was totally crumbling unexpectedly after we redid the roof, plus 1,000 to paint it).
- redo browstone staircase, it is crumbling in parts (no idea, but will be expensive).

You will probably have to do other work too like cosmetic stuff, upgrading plumbing, maybe your roof. Unless you have a lot of spare cash around, or are getting such a good price that you can potentially take a home equity loan out right after you buy it, then you might want to pass....

Posted by: theklahy at June 16, 2009 3:26 PM in response to Do we walk? Need estimates?

I highly recommend Sal at L&B Electrical 718-431-0565. He is in the middle of doing our electrical now and he gave us the lowest price, has been very generous with extra materials and changes that we wanted to make, has been courteous and on time, and is attentive. I met with probably close to 8-10 electricians before I decided on Sal, including Christopher John and WCK and their prices were too high.

Posted by: theklahy at June 16, 2009 3:19 PM in response to Electrician Recommendation?

To all, the tile is a true pink not salmony and almost looks like a baby pink. It is 4.25 inches. We have some whole pieces mixed in with broken ones in 3 boxes, which you can have if you take the boxes. Boxes are 1.5 by 2 feet. Please text 718 - 314 - 6455 if you are interested. I am out of town for a week but someone will answer the text and direct you to the tiles

Posted by: theklahy at May 24, 2009 11:01 AM in response to I need tiles to repair...

Thanks WR and Edifice. I also heard from someone that if I couldn't place the skylight in the middle of the room (which I can't because the light is there) the skylight should be placed near the southern wall so that the light will come in to the entire room. Thoughts? The building faces north-ish, the room is in the front of the house.

Posted by: theklahy at May 22, 2009 9:46 AM in response to Skylight Size and Placement

Thanks for all your thoughts. I guess what I was concerned about is trying to preserve the look of the tub (without doing a built in wall area around it), but at the same time protecting against water. Sounds like the best option is shower curtains with some combo of tiling.

I really like the idea of exposed brick with glass over it, but I was also concerned about how to keep it clean. It would have to be far away from the wall so that you could clean it with at least a long pole, which then may make it look weird.

RH, I really like your bathroom and all your reno pics, thanks!

Posted by: theklahy at May 22, 2009 9:45 AM in response to Tile & Clawfoot Tub

Thanks Cobblekrill. I know this was your post, and so I realize I'm co-opting a bit. I'm sorry I can't help you out with your question.

I do have one more quetion maybe you can help me with. Is your basement an actual cellar that is totally underground? If so, what hurdles are you having to go through with DOB, permits, etc, to finish it? I've thought about finishing mine and I would just use it for myself, but don't know what the rules are.

Thanks!

Posted by: theklahy at May 19, 2009 4:01 PM in response to Fixing up basement

I do use gchat. I am happy to chat with you via email or gchat about properties in the Crown Heights/Prospect Heights area. We literally just closed on one a month ago, and it was an interesting process where I learned a lot. I've lived in Park Slope, then Prospect Heights (and Ft Greene for a brief stint) on and off since 1997 and seen the neighborhood change quite a lot during that time. Post your email? Or try to gchat me?

I didn't use the FHA process, but I've heard good things about it if you are willing to go through a bit more extra hoops and if you can scrape together something, now is a good time to buy.

I would also, as a side, advise to stay away from short sales unless you have a strong stomach for risk taking. Short sales are where the properties are selling for less than the mortgage(s) and the bank will lose money. They have to be approved by the bank, who can hold onto your deposit for months on end, only to deny your sale.

Posted by: theklahy at May 19, 2009 1:23 PM in response to Only if I were 10 years older

What were your thoughts on Parkset? I'm considering using them.

Posted by: theklahy at May 19, 2009 12:56 PM in response to Fixing up basement

Sue for a refund of the termination fee and late fees (over $399), is my understanding. It only costs about $50 (if I remember correctly, plus a little more to hire a server if you don't have a friend who will do it) to sue in small claims court. You could probably tack on a couple hundred for the harassment as punitive damages. It might be worth it if AAR is angry enough and has the energy to do research and follow it up. It might even be worth it to fill out the forms and send the company a copy as in "here's what's coming" if you don't refund me the money.

Posted by: theklahy at May 19, 2009 12:53 PM in response to OIL COMPANY ISSUE

PS. The property is located next to a church. I even did research to find out if the church would have lots of homeless or other people hanging around it and I don't think it did. (Though I applaud churches who feed the homeless and have drug counseling meetings, I didn't want to live right next door to one.) I thought it was a good deal at the time based on what I offered. I think it is now an even better deal.

Posted by: theklahy at May 19, 2009 12:46 PM in response to Only if I were 10 years older

Nope, it was this one. http://www.trulia.com/property/1041220816-726-Lincoln-Pl-Brooklyn-NY-11216

I actually made an offer on it in December, and the gentleman declined because he was hoping to get more for it. I have since purchased another property, but am still getting listings from Trulia. I noted that he has now gone with a different realtor who has dropped the price BELOW what I offered in December. It's the market, I guess. Anyway, the house requires a decent amount of work, but it was decent, and I think the area in that few block radius is getting better rapidly.

Posted by: theklahy at May 19, 2009 12:44 PM in response to Only if I were 10 years older

I heard from my mortgage lender that signs of mold had to be painted over before they would provide a mortgage, so keep that in mind. I would think that would be your only problem.

Posted by: theklahy at May 19, 2009 12:34 PM in response to Responsibility

I think you definitely need more information on your posting. Can you draw up a floor plan and post it? Can you explain how many square feet is on each floor, how many rooms? Can you describe the back yard? Check out corcoran's website. I think their realtors typically do an excellent job of providing information about selling homes, though their prices for property are usually higher than others. When I was buying, I always appreciated corcoran realtor's amount of information about the house. If I were to be honest, and I were looking at buying in Windsor Terrace, and I saw your add on Craigslist (which is really hard to sift through and takes a very determined buyer), I might still not email you because there is not enough information. I hope that helps! I'm just trying to share the perspective of a recent buyer.

Posted by: theklahy at May 19, 2009 12:29 PM in response to How Much to Pay a RE Broker

Oh yeah, if you really want to, it's fairly easy to file a lawsuit in small claims court. You might consider doing it if they don't back off. I think you should call and explain and demand a refund and a stop to the harassment, and then also write a threatening letter with the same information.

http://www.nycourts.gov/courts/nyc/smallclaims/index.shtml

http://www.nycourts.gov/courts/nyc/smallclaims/represent.shtml

Posted by: theklahy at May 19, 2009 12:15 PM in response to OIL COMPANY ISSUE

(PS. I am redoing my home and my father is trying to match some fireplace mantels where they have been ripped off with the rest that are in the home, and they look a lot like that, so it would be perfect. I'm not sure if this is a first-come first-served situation, but if it's not, and you take pity, he could be there to remove them at any time that is convenient for you.)

Posted by: theklahy at May 19, 2009 12:13 PM in response to seeking someone to remove mantel

The problem is probably that they were not using the appropriate screws for the drywall. I don't know what they're called but you need special drywall hanging materials and/or you need to put the nails/screws into the studs behind the walls so that there is support. Another option is to install a wooden plank behind the closet rod and screw that into the studs and then attach your closet rod to the wooden planks.

How much are you looking to spend on this reinforcement project? I may know someone who can do it for you.

Posted by: theklahy at May 19, 2009 12:09 PM in response to Looking for Contractor

I found a lot of listings when I was looking in western Crown Heights/eastern Prospect Heights for between 570 and 670 K. There is one house on Lincoln Place right off Rogers that is listed currently for 570K that needs some fixing up. Check out trulia.com and you can sign up for notifications of new listings. I find that realtors who are not corcoran or halstead actually have reasonable prices. Also, do drive bys with a zip car and write down phone numbers and call. If you are willing to do more leg work on the hunting, you'll find better prices and properties.

Posted by: theklahy at May 19, 2009 12:05 PM in response to Only if I were 10 years older

Some might be willing. Who are the RE agents with? What company? Some are more reliable/better than others. The ones who are better would probably not be willing to deviate from their 6% exclusive listings. I would investigate the location and websites of the realtors because you want the websites to be user friendly and the location to be good for people walking by. Also, now is the best time to sell a house (in the year spring/summer are best). You might consider listing with them for a 2 or 3 month term, and then trying again on your own after the term expires.

Posted by: theklahy at May 19, 2009 12:02 PM in response to How Much to Pay a RE Broker

Renonoob, let me check tonight before you post your email.

Posted by: theklahy at May 19, 2009 12:00 PM in response to I need tiles to repair...

Actually, apparently we already demoed the tiles yesterday during the day (when I was at work) and they are in bags. I think there may be a decent number of them that are salvageable though. I will check. I will try to take a picture of them tonight or tomorrow and I can email it to you. If you post your email, I will send you the pics and let you know directly. It's hard to talk about different shades of pinks without looking at them... There might also be enough tiles to go around for all.

Posted by: theklahy at May 19, 2009 11:31 AM in response to I need tiles to repair...

I'm assuming that they need proof of the contract. Mention that you need a contract in writing to avoid the statute of frauds, and that no court would ever uphold an oral contract in this situation. (I'm not sure this is true, but hey, throw some legal language around and it might work.) Also, you can say to them that there was no consideration for the contract, and as such anything they might think was a contract is not valid. Last, you can tell them that if they don't refund you the fee, you will report them to the better business bureau, give them terrible reviews online, and report them to any other state agencies you possibly can for overcharging you for the fee and the oil.

Posted by: theklahy at May 19, 2009 11:28 AM in response to OIL COMPANY ISSUE

I am happy to take both mantle and tile off for you as well, without damaging the wall beneath. Be prepared for the fact that you will either have to expose the brick beneath, which could be a very nice look, or put new drywall over it.

Posted by: theklahy at May 19, 2009 10:34 AM in response to seeking someone to remove mantel

What do they look like (color) and how big are they? Thanks!

Posted by: theklahy at May 18, 2009 5:01 PM in response to Wood shutters free for the takin

It depends on the boiler and roof. Roofs usually have 10-15 year warranties. They can last longer. Boilers can last for up to 30 years. Your boiler is probably pretty inefficient though. I've gotten quotes on doing mine and the hot water heater that range from 6500 to 8500. Roof quotes are running between 9-15K. These are probably things that you would end up wanting to replace within the next 10 years, so you should consider that in your price. BUT don't buy anything until you get a home inspection - the inspector can tell you a lot more about what you've got in there.

Posted by: theklahy at May 18, 2009 4:21 PM in response to Boiler and Roof

Was your bathroom done with square pink tiles and then black subway tiles around? We are demoing our pink bathroom, which was tiled in the 1950's. We haven't removed the pink tile yet and were not planning on doing it carefully. If you want to come and remove the tiles carefully so that they are saved and reusable (I'm not even sure if this is possible), let me know. I think they are probably 4.5 inches square and they are a vivid plain pink color, though I will measure them to make sure. Alternately, I'll let you know when we're through demo-ing you can come sift through and see if you can find any good pieces.

Posted by: theklahy at May 18, 2009 4:03 PM in response to I need tiles to repair...

If you are willing to hire someone who is not licensed you can ask my sister for a quote (she is the super for our building and does gardening for them). She has worked previously for the Brooklyn Botanic Garden and also ran a small landscaping business a couple summers ago in Brooklyn. I think she is very reasonable. Let me know if you are interested.

Posted by: theklahy at May 18, 2009 4:00 PM in response to Gardener

I had the same situation. Have him fill out the gift letter and give it to the bank. They do not report the letter to the IRS. It is not even considered a gift for IRS purposes (because he is repaying you). If the IRS ever audited you, it would probably be in the context of auditing your 2009 tax returns because they look funny, and then they might review your bank accounts and wonder how you got the money. That is the only way the IRS would find out about the money (aside from someone else writing in, etc). You would have to prove to the IRS that the money you got was not a gift but a repayment (probably could be done with a sworn letter from you and your Uncle). But in any event, you're allowed to have a certain amount every year as a gift tax free. I'm not sure how much the amount was, but you might be under this limit. It is somewhere between 10-18K, I just don't remember. The only tricky issue is should you have been paying income tax on your interest earned through your Uncle. I'm assuming he was paying tax on the money, so they might not care. You're taking a very small risk in the event the IRS audited you for 2009 taxes and then went through all your bank records, but you may not have any other option. Hope this helps.

Posted by: theklahy at May 18, 2009 3:58 PM in response to Down payment and Mortgage

My sister is subleasing her studio at the Griffin on Lafayette and South Oxford for I think $1400/month. If you are interested, let me know via this post and I'll send you her email address.

Posted by: theklahy at May 13, 2009 4:11 PM in response to Rental buildings in Fort Greene?

Where are you looking to live and what are you looking for? I am in the middle of renovating a 2 family (two double duplexes, lower duplex with a garden on the ground floor, the upper duplex with roof access) that I was planning on living in but will now be unable to live in (because I need to move to DC). We are hoping to finish renovating in July/August and then rent it out. It's in the north/western portion of Crown Heights on St Johns and Nostrand, near the Nostrand Ave subway. The neighborhood is getting better rapidly, and 3 blocks away from cute cafe/restaurants on Franklin Avenue. 20 minutes by walk from Prospect Park, etc.

More generally, I would advise that you start searching maybe 2 months before you plan on moving here. There will at least some openings available and it'll give you more time given your schedule (and your infrequent visits to NYC). Also, you might find a really good deal that opens a little before you want to move, and be willing to shell out an additional half month of rent to get it. Over 2 months and you're not going to be able to find much available. If you can stand wading through hundreds of postings on Craigslist, it's your best option.

Posted by: theklahy at May 8, 2009 1:44 PM in response to how soon should i start looking?

If you are willing to consider Ft Greene, my sister is looking to rent out her studio. She advertised on craigslist. I agree though that craigslist is really hard to search through because there are so many realtors that abuse it.

Posted by: theklahy at May 8, 2009 1:37 PM in response to How did you find your Apt?

Hi there,

I recently had several apartments to rent and although I did enlist a friend who was an agent, none of the apartments rented through a broker.

It seems that large developers and landlords of less-than-ideal apartments are the ones willing to take on the brokers' fee so that the apartments list as "No Fee." Otherwise I think that decent apartments are going directly between landlords/tenants via Craigslist.

Of course, as tenants specifically looking for a garden apartment and a landlord who takes dogs, you lower your options, and therefore, looking into both avenues might be necessary. Also, try other tactics such as telling everyone in your neighborhood that you're looking, leaving flyers at local brownstones and posting on the listserves in the neighborhood in which you're looking. Maybe you can connect with someone before they list it.

Good luck!

Posted by: nodnyc at July 19, 2009 3:01 PM in response to Broker Necessary These Days?

Both my excellent tenants saw my ad in Craigslist. What are you looking for? 1 bed? more than 1 dog?

Posted by: cmu at July 19, 2009 7:36 PM in response to Broker Necessary These Days?

We're looking for just 1 bedroom - ideally a floor through garden apt - and we have one older dog. Move in September 1 or later. Thanks for all of the feedback! It's so interesting to see how different people find housing/tenants; I've just got to be a CL stalker I guess :)

Posted by: ashleybrunett at July 19, 2009 9:27 PM in response to Broker Necessary These Days?

My last tenant's placed her own ad in Craig's list and I found her a day later. Try that angle.

Posted by: jack slade at July 19, 2009 9:52 PM in response to Broker Necessary These Days?

Affirmative. CL is still useful for this kind of hook up.

Posted by: argentina at July 19, 2009 10:22 PM in response to Broker Necessary These Days?

it is very early yet for sept. 1 move in date. unfortunately you will not see many relevant CL posts until mid-august so don't stress.

Posted by: bowl of dicks at July 19, 2009 10:34 PM in response to Broker Necessary These Days?

I thought this was strange too but I spoke to a real estate lawyer that I know and he said that "it's just the way it's done". He didn't have any reason for it. He thought it was usually around $100 and seemed to think it was offensive not to tip.

Posted by: chnewbie at July 20, 2009 12:04 AM in response to Tips at Closings?

Agreed--Craigslist is your best bet. We have 3 apartments we rent out, and always use Craigslist. We like being able to meet prospective tenants from the jump, and see no reason for brokers or their fees. NB: we do require 2 months' security deposit, which, if added to a broker fee, would be insurmountable for many.

Good luck!

Posted by: curiositykilledthecat at July 20, 2009 6:32 AM in response to Broker Necessary These Days?

I would also suggest you put the word out with the dog-people-networks in your relevant park. In prospect park there is a huge dog/person community and these folks will definitely have a line on dog-friendly places.

Posted by: Brooklyn11218 at July 20, 2009 7:37 AM in response to Broker Necessary These Days?

I'm sorry but the issues of your broker's professionalism aside. You said the broker did "nothing" but you ended up in an apt you wouldn't have had a clue about if you didn't see her ad. Like I've said before, if you don't want to use a broker - DON'T, but complaining about paying a fee for a service you agreed to use that gave you what you were supposedly looking for is a bit silly.

Posted by: Crownlfc at July 20, 2009 10:10 AM in response to Broker Necessary These Days?