Here's a Registered Architect,

George Roushakes, R.A.
PULSE3AM...architecture + design
george@pulse3am.com
T: 917.647.2678

and a General Contractor,

Joe Maldonado
J's Custom Carpentry
T: 917.642.2137
jnamaldo@att.net

Both with experience on a variety of project types in Brooklyn. Drop them a line to discuss.

Posted by: thinkaboutit at May 9, 2009 8:37 AM in response to Looking for a Contractor

I recently completed a project with a great, affordable contractor very clean, professional, able to adapt to solving problems as needed. I'm an Architect and I really appreciated his work ethic on the reno we did. Contact:

Joe Maldonado
J's Custom Carpentry
mobile: 917.642.2137
email: jnamaldo@att.net

Tell him George referred you.

Good Luck

Posted by: thinkaboutit at May 6, 2009 1:23 PM in response to Reco on contractor?

I recently completed a project with a great, affordable contractor very clean, professional, able to adapt to solving problems as needed. I'm an Architect and I really appreciated his work ethic on the reno we did. Contact:

Joe Maldonado
J's Custom Carpentry
mobile: 917.642.2137
email: jnamaldo@att.net

Tell him George referred you.

Good Luck

Posted by: thinkaboutit at May 6, 2009 1:18 PM in response to Reco on contractor?

You can look up the property online through the NYC Dept. of Bldgs:

http://www.nyc.gov/html/dob/html/bis/bis.shtml

It will give you any history of work done on the building. Depending on the age of the building you may have success getting drawings if you go to the record room at the Brooklyn Dept. of Bldg. office:

Brooklyn Borough Office
210 Joralemon Street, 8th Fl.
Brooklyn, NY 11201

Borough Commissioner: (718) 802-3677 & (718) 802-3676
Borough Manager: (718) 802-3635
Customer Service: (718) 802-3675
TTY Number: (718) 802-4330

I find it somewhat hit or miss regarding what's on file. Some buildings are simply documented better than others, but this is a good place to start.

Best of luck!

Posted by: thinkaboutit at May 3, 2009 3:31 PM in response to Prints and Plans

Misty B

I will suggest three contractors I've worked with on past projects. All of them are skilled in multiple facets and reasonably priced. Drop them a line to discuss your work.

You can tell them George R. (Architect) referred you.

Best of luck.

JB Carpentry (John Bissell)
917.796.2030, john@jbcarpentry.net

LNL Renovation (Luis Fares)
917.327.9966, luisfares1@gmail.com

J's Custom Contracting (Joe Maldonado)
917.642.2137, jnamaldo@att.net

Posted by: thinkaboutit at March 23, 2009 11:51 AM in response to Good GC Needed

Q: Pros/Cons? How do i make it work?
A: So the choices are keep the 3-fam+commercial, or change C of O to 2-fam (triplex+rental), yes.

As an immediate cost, the change of C of O will def have real cost attached to it, in terms of drawing documentation and processing through the Dept. of Bldgs. I will say however its generally easier to "down-grade" the C of O (in this case reduce the number of family units, it's usually harder to go the other way (add family units to the C of O).

I'm not sure how you would occupy the building leaving the C of O as-is, you would really need 3 kitchens for the family units. I assume you wouldn't plan to live in one unit and rent the other 2 family units, so it seems like you're heading towards some modification of the C of O. Another option, You could possible leave the commercial space, and convert the upper floors to a two family (rental apt w/ owner duplex), that would allow you to leave the commercial space more as-is, not sure what state its in. As a money matter, I would say you stand probably more likelihood of getting a residential tenant for the first floor than a commercial tenant in our current times. So the 2-family scenario you propose may in the end be the best solution. In the end the work needs first to be reviewed by a code consultant/expediter and Architect to put a real feasibility study together.

Q: What will i need to show on the drawings to ensure this gets DOB approval.
A: You'll need zoning info; existing/proposed square footages, occupancy use, construction class, egress/life safety drawings, existing/demolition, and proposed construction plans, plot plan/lot dimension verifying FAR (floor-area-ratio) for the given zoning designation. All of these will require the services of an expediter and Registered Architect.

Q: What are the minimum building code requirements for a kitchen to make it as discreet as possible for floors that I don't really need a kitchen?
A: The key item in defining a "kitchen" is the cooking hardware (gas/electric range, cooktop, oven, etc). People can have sinks and refrigerators in addition to a kitchen in a dwelling space as they may be used as a "bar sink" for example. The cooking items are the real trigger (in my experience with the issue). So you could certainly do a very compact kitchen with a small range, under-counter frig, small sink for example, almost like a kitchenette.

In short, you have multiple variables in play and would likely benefit from some professional opinion. For some assistance, our office consults with a good expediter who's very knowledgeable in the mechanics of C of O applications, I'd give them a ring just to discuss the options informally:

Agouti Consulting (ask for Walter or Jackie)
work: 212.941.8514

tell them George referred you,

best of luck, let us know if we can assist further

Posted by: thinkaboutit at March 19, 2009 11:32 AM in response to 3 family plus store?

What kind of existing house/structure are you starting with brownstone, semi-detached house, etc? You're talking about adding enclosed usable area to the existing house so the work will need to go through the NYC Dept. of Buildings, which means you will need documentation, plans, etc sealed by an Registered Architect or Engineer.

There are other requirements for minimum rear yard, open area, and set-backs; so a general zoning survey and feasibility study would need to be conducted to determine if you have the allowable square footage on the existing lot to ADD the square footage you are looking at (approx. 240sf, yes).

In essence you want to verify your house has not "maxed-out" the FAR (floor area ratio) which tells you ho much square footage can occupy a given lot. If there if sq-footage to spare, you at least know you can add on to the house, you'll still need to check against the other constraints previously mentioned (rear yard, open area ratio, setbacks).

Hope this is helpful, and best of luck.

Posted by: thinkaboutit at March 16, 2009 12:42 PM in response to Converting Deck to Bedroom

Agreed w/ smokeychimp and jp2, you gotta watch the info on P-shark/Oasis. It may/may-not be accurate. As stated the process really entails some basic questions and steps:

-a "direct" survey of the existing property (dimensions/square footage, heights, lot area, etc.
-verifying the current zoning, which has an FAR attached and will tell you how much you can add on "as-of-right"
-verifying setbacks, rear yard requirement
-landmarks issues if applicable,
-egress requirements for all floors (if addition obstructs egress)
-verify if the expansion is allowable under the construction class of the building (example: I ran into an issue with a similar expansion project on house that was all wood frame)

As the expansion would need to be filed with the city you can check with an expediter or architect to get some preliminary guidance on what you need to document.

Here's a couple expediter ref's I trust that could help:

Walter Bobadilla, Agouti Consulting: 212.941.8514
Suk Kim: 516.749.2132

Tell them George referred you.

Good luck.

Posted by: thinkaboutit at March 7, 2009 9:49 PM in response to FAR amounts and extension

Ringo, hysterical.

I wonder how long would you have to stand there to have it knocked down to 50%! ... a new deal indeed.

Posted by: thinkaboutit at February 24, 2009 2:35 PM in response to Buyers Developing Aversion to Renovating

As noted above, the range on cost/sf is dependent on what scope of work you really intend to pursue. I recommend to get some perspective taking a critical look at your priorities for the new home; what you must do, what you want to do, what you can do. It would also be useful to get some professional opinion on the house. Speak to an inspector, contractor, Architect and get some handle on the depth of potential work so you can make some informed decisions.

A couple people (contractors) with house renovation experience I've worked with on projects in the past you may want to contact are:

Joe Maldonado, J's Custom Contracting, 917.642.2137
John Bissell, JB Carpentry, 917.796.2030

Tell them George referred you.

Best of Luck.

Posted by: thinkaboutit at February 24, 2009 12:23 PM in response to Pricing for Townhouse Renovation?

Agreed SnarkSlope. When things were booming I was scrapping to find a crappy clunker I could tailor, but people were asking crazy prices when I knew I'd have to put 30-40% of the purchase cost in just to get the place up and running. If you have the cash now there is some possibility out there to find something with potential. You have to have where-with-all to get through the process though. It can be callenging depending on your situation, but personally I think the end product is more rewarding knowing you put something of yourself into it...besides money.

Posted by: thinkaboutit at February 24, 2009 10:52 AM in response to Buyers Developing Aversion to Renovating

Myplace

I have a dual perspective on this, first as a home buyer, than as a professional in the field (Architect). On the home buyer side, we staged work based on use, really renovating areas immediately that we needed/used the most (in our case, home office space, bathrooms, guest bedroom (family visits a lot). The infrastructure was pretty sound ,no immediate electrical upgrades or plumbing was required right away. I do plan to completely renovate the master bath next as it isn't really functional for our lifestyle, but for now it does work on a basic level. So the work in our case was driven by the intensity of use.

On the professional side, in houses I've worked on for clients, if you are ale to live in a portion of the house while work is done on other floors, it can defimnitely work. I did a house in which the ownwers occupied the garden apartment while the upper three floors were worked on. Then they moved upstairs and we finishd the garden apartment, which they then rented. As a strategy the major infrastructure items; plumbing rough/risers, and electrical upgrades were done while the house was unoccupied, as it required opening up portions of the house top to bottom. I would try and do this type of work immediately, if you in fact need to, so you can later on tap into the new risers for branch lines and new locations you may need.

Also, if you can at least on paper plan where you may need new kitchen/bath and electrical services you can get those locations roughed in, and time/money allowing, later do some of the cosmetic work to finish out those spaces. Make sense? Curious, will you be living in the entire house, or some portion, renting any of it? It really comes down to planning as far in advance what you WILL do even if its some time down the road. Set up the immediate work to allow further modifications with a minimum of impact on your life.

If the house is currently accessible or you have basic existing plans/photos, I'd be happy to take a look at what you're starting with and discuss the scope of work you're considering. Happy to assist.

Best Regards,

George
T: 917.647.2678
george@pulse3am.com

Posted by: thinkaboutit at January 27, 2009 1:19 PM in response to sequence of renovations

Our office is a Williamsburg based architecture+design studio, licensed and insured. Our past work includes frame house renovations as well as brownstones, apartments, and lofts. Our work focuses on economy of design, detail and selective materials to provide innovative solutions to the design problem. Happy to discuss your project further.

PULSE3AM...architecture+design
T: 917.647.2678 | info@pulse3am.com
www.pulse3am.com

Posted by: thinkaboutit at January 22, 2009 10:33 PM in response to Architect Recommendations

OP, can you share any thoughts you have on what kind of problems with the house you are looking to solve, or initial areas you want to focus on.

Posted by: thinkaboutit at January 22, 2009 9:39 PM in response to Architect Recommendations

Def can be expensive, but do-able. As mentioned before you need to check out the added rent roll as a 3-family to see if it makes sense to offset the costs.

Posted by: thinkaboutit at January 22, 2009 9:23 PM in response to C of O status change

try Mylen stairs, a semi-custom outfit, reasonably priced...I've used them before for a design with a mono-stringer stair,similar to the one you show.

http://www.mylenstairs.com

Posted by: thinkaboutit at August 2, 2008 10:30 AM in response to Open Stairs/ Floating Stairs?

Curious

I'm in a similar environment. Where specifically in B-burg are you speaking of? I've had similar thoughts but have never had any real concern. Can't say it makes for the most spectacular streetscape but I wondered what sort of projects you are dealing with.

Posted by: thinkaboutit at July 16, 2008 7:33 PM in response to williamsburg low rent projects

Take a look at your manual. I had this problem, and for some reason the actual BRAND of battery made a difference. In my case the manual specs Duracell or Energizer ONLY. It stopped the chirping once I replaced it. Go figure....

Posted by: thinkaboutit at June 13, 2008 4:35 PM in response to Smoke alarm

If all will fail, you can put a tent or a tree house there :)

Posted by: bobjohn at March 16, 2009 1:47 PM in response to Converting Deck to Bedroom

very slim chance it can be done legally for a whole host of reasons. you have to get an architect to look at it and advise. in this vacuum of information no one can comment with certainty.

Posted by: jp2 at March 16, 2009 5:26 PM in response to Converting Deck to Bedroom

hire an architect...you should get a recommendation from a neighbor...illegal construction will only cost you money in the future

Posted by: eman1234 at March 16, 2009 9:34 PM in response to Converting Deck to Bedroom

btw.. you will have to pour a foundation ,etc..it willnot be a cheap date

Posted by: eman1234 at March 16, 2009 9:35 PM in response to Converting Deck to Bedroom

I'm an architect and I can tell you that thinkaboutit and eman have some sound advice. You'll definitely need an architect to file drawings and documents with the DOB. The first step, however, would be a quick look at the existing building square footage and size/location within the lot to determine setback & yard requirement compliance. Some of these steps may be very easy if you have a somewhat recent survey. Call me and I'll be happy to discuss it in further detail.

Jim Hill, RA
Urban Pioneering Architecture
(917) 593-3038

Posted by: JimHill at March 17, 2009 9:42 AM in response to Converting Deck to Bedroom

I used to live in a house with a closed-in second floor porch that we used as a bedroom. But it was a detached house. The center bedroom had windows on the side of the house.
If you have an attached rowhouse with rear and front windows, you will be creating a center bedroom with no windows or ventilation. A no-no. But if you have a corner house or a detached house and you are not in an historic district, you should not have a problem filing an alteration permit to enclose a porch or deck.

Posted by: mcKenzie at March 17, 2009 11:38 AM in response to Converting Deck to Bedroom

I believe that at 12' X 20' the deck does not meet code. It can only extend 8' usually. If its a wood structure, it definitely does not meet code.

Posted by: daveinbedstuy at March 17, 2009 11:45 AM in response to Converting Deck to Bedroom

George Architects can help you with your rear bedroom addition.
Feel free to call (917) 414 1511 or email us at info@georgearchitect.com

Posted by: silverstar at March 18, 2009 3:50 PM in response to Converting Deck to Bedroom

Hi,
Many people are so down on their contractors that I am heartened to see so many names here.

I have done lots of work in my own home and design for others. My favorite guys are
Heights Construction: Abdul's number is #646 235-2767
Sure, they like to make money, but they are very concerned to make the customer happy. Their bids are fair and just as important, they do not go crazy with extras.
You will find they have very good references.
Tell them Jan gave you their number.

Posted by: chmod at March 23, 2009 7:13 PM in response to Good GC Needed

Email me: I can give you contractors names once I understand the scope of your project.

ra@andradearchitecture.com

Posted by: lucara926 at March 25, 2009 12:44 PM in response to Good GC Needed