Very beautiful. Will be both a joy and a trial to restore. Wishing your family much good health and pleasure in your new home.

Posted by: vinca at November 6, 2009 12:23 PM in response to Welcome to The Albemarle Reno Blog

Yes, it's true that LPC cannot make specific contractor recommendations. But, if you take the time to ask, they can sometimes help point you towards available resources that aid in understanding the nature of your repair. I find the Conservancy's contractor lists, though readily available, rather limited (and sometimes even self-serving).

Posted by: vinca at November 6, 2009 10:46 AM in response to Wooden Cornice Ornaments

I am not sure that Deborah Mills does the work you're looking for, but she has a deep background in both aesthetic and historical/preservation woodcarving. I warmly recommend her. If not the right commission for her, I'm sure she can refer you to others: http://www.deborahmillswoodcarving.com/
If a fiberglass replacement is appropriate, consider contacting: http://www.afcornice.com/ (Copiague, LI)
The information at this site might interest/assist you: http://www.nps.gov/history/HPS/TPS/standguide/preserve/preserve_wood.htm
Also, I would consider contacting the LPC's Public Information Officer to see whether they can provide any resource lists: 212-669-7817 or info@lpc.nyc.gov
http://www.nyc.gov/html/lpc/html/working_with/perform_work.shtml

Posted by: vinca at November 5, 2009 8:05 PM in response to Wooden Cornice Ornaments

Glad to hear that all are okay. Definitely call 311 as well as report to police. Rear quarterpanel of my car was destroyed by a taxi many years ago, when cab pulled away from curb without looking. Everyone who saw the damage (police, insurance company, etc.) said it was obvious that damage could only have occurred as reported. Nevertheless, my memory is that it took many months of wasted time to accomplish very little Taxi Commission-wise. My impression from posts above is that complaint process may have been revised since then and that Commission is now more responsive. Hope that's the case.

Posted by: vinca at November 5, 2009 4:33 PM in response to Mrs. B Side-Swiped In The Heights

Others have already said it: Assuming all is as you've described, do not offer a renewal lease. Notify her that you will not be renewing the current lease when it expires. Do not escalate the conflict, as she will perceive it, by offering a renewal with a substantial increase. Make sure you do NOT accept any checks after the expiration date. If she does not vacate and gives you a check, you MUST return it. Keep a log of her calls to you, husband and daughter, and the next time she calls tell her that unless there's an emergency she must communicate in writing. Follow up that conversation in writing yourself. Document the condition of the halls and anything else she's complained about. Make an appointment with her to take pictures of the kitchen and bath she's complaining about. Document the condition of her apartment when she vacates. Return her security deposit promptly if warranted. See: http://www.courts.state.ny.us/courts/nyc/housing/pdfs/Landlordbooklet.pdf

Posted by: vinca at November 5, 2009 3:56 PM in response to Help with Demanding Tenant?

The HDC presentation did not sit well with me, but as you can see from their brochure, they claim to be qualified. Caveat emptor.

Posted by: vinca at November 4, 2009 3:12 PM in response to Easement Audit Nightmare

The City mothballed its leaf pick-up and composting program in 2008. There's a citizen's campaign of sorts that you can join or sign online petition, detailing sites where you can deliver your leaves: http://nycleaves.org/

Posted by: vinca at November 4, 2009 1:57 PM in response to Leafing

A few years back I attended a presentation by the Historic Districts Council, describing themselves as a qualified easement-holding organization for purposes of such charitable donations. I also remember reading about various problems that resulted for property owners who made such donations. I don’t have any of the specifics handy right now, but links below are to the HDC brochure (see page 6, in particular), to an IRS Bulletin, and to some info by the National Trust for Historic Preservation:
http://www.hdc.org/financial%20incentives%20brochure.pdf
Internal Revenue Tax Code Section 170(h)
http://www.irs.gov/irb/2004-28_IRB/ar09.html
http://www.preservationnation.org/resources/legal-resources/easements/nthp-nhra-irs-examinations.html
http://www.preservationnation.org/resources/legal-resources/easements/

Posted by: vinca at November 4, 2009 1:05 PM in response to Easement Audit Nightmare

Bob, that's a good point. Maybe flue is blocked or undersized, or some other kind of exhaust leak. Buy a CO detector and/or call your plumber.

Posted by: vinca at November 4, 2009 10:49 AM in response to Furnace Malfunction?

CG_Ups: If buying new tools, bigger is basically better (more amperage, more strokes per minute, etc.). But not always, and especially for new users. Here's a link to NHS Class: http://www.nhsnyc.org/eastflatbush/services/home-maintenance.htm

Posted by: vinca at November 4, 2009 10:28 AM in response to DIY Beginner Project?

Mostly what Iris said. Under certain circumstances, roommates can initiate overcharge suits (contrary to Modsquad). Too many variables in what you've written, but unlikely your situation is one of those cases. The link below refers primarily to rent-regulated apartments, though you might find it useful. Go to the help desk at Kings County Housing Court and ask your question there: 141 Livingston St.: http://www.housingnyc.com/html/resources/faq/roommates.html

Posted by: vinca at November 4, 2009 10:19 AM in response to Sublet/Share Legal Issue

I would put #3 before #2, just because it's mostly the same skill, repeated across the floor. If it's all new to you, consider asking a friend who's done it before to begin the work with you; whole thing will go easier. If not familiar with power tools at all, consider a hands-on intro to home maintenance class at a place like NHS of East Flatbush.

Posted by: vinca at November 4, 2009 10:04 AM in response to DIY Beginner Project?

What Maly said. Definitely visit your precinct in person, make an appointment to meet with your precinct's CPOP officer, and call your local Community Board, too.

Posted by: vinca at November 3, 2009 2:22 PM in response to Illegal Dumping, Drugs, Rats

OP: Between this and your post on stucco/styrofoam, I'd think you need some serious review of the construction you're paying for. Starting to sound like your contractor might be on the verge of leaving you with multiple problems that won't unfold until after he's paid and long gone.

Posted by: vinca at November 2, 2009 8:45 PM in response to 2x4 Framed House

Residential parking permits would be great. Generally runs M-F from 8 or 9am until 5 or 6pm, with non-residents limited to two hours in the same spot. It would have an instant impact on all the NYers with NYC homes but out-of-state registration, and on neighborhoods whose parking spots are filled with non-resident commuters. Easy-to-use, easy-to-obtain visitor permit systems already exist in cities as different and diverse as Berkeley, CA, and Silver Spring, MD. Have you tried to park on the Upper West Side or Midtown Manhattan in the last few years? Bloomberg's stealth campaign has already turned great swathes of NYC into hourly muni-metered parking running as late midnight, and fees increasing the *longer* you park.

Posted by: vinca at November 2, 2009 5:48 PM in response to Closing Bell: Windshield Spam Backfires

BedStuyMaven and others: Congrats on this progress and preservation of such a beautiful neighborhood. Love the fact that your LPC link opens directly to their FAQ page. A few suggestions: on your preservation links page, you might want to add another LPC link and make it clear that LPC and HDC are distinctly different organizations. Another link you might want to add is this one, which is a wonderful resource: http://www.nps.gov/history/hps/tps/briefs/presbhom.htm

Posted by: vinca at November 2, 2009 4:45 PM in response to Landmarking Efforts In Bed-Stuy

I would call both 311 and Con Ed, and report it as an electrical emergency to both: http://www.coned.com/contactus.asp
If you have an electrician you use on a regular basis, I'd call them too and ask their recommendation of how to handle.

Posted by: vinca at November 2, 2009 12:26 PM in response to Water Leak in Basement

The whole post is ridiculous...the OP as much as the tenant. The fixture was not specced by the tenant, it was selected by the LL. As Bklnite pointed out, a rainshower head is available for as little as $30. Screw off old, screw on new, add teflon tape if necessary, no need for a plumber. LL claims to have spent the equivalent of 2-1/2 months rent for the upgrade ($2,500-$7500 or more!?#*?!). The tenant’s been there since July (4 months) but OP claims he still hasn’t made a dime. What’s wrong with this math? The tenant’s not responsible for LL’s choice of upgrades to improve resale value. OP either made a wise business decision or s/he didn’t. I vote for the latter. As far as the tenant goes, if s/he made the request as OP described, and fully understood and agreed to the temporary inconvenience, then end of report. There was a temporary agreed-to inconvenience, it’s over, the tenant is reaping the benefit. BTW, don’t know how long OP’s been a LL, but there’s no inherent “gratefulness” quotient in the LL/tenant relationship.

Posted by: vinca at November 2, 2009 11:03 AM in response to Tenant Compensation?

Sadly, TM, the Fury was stolen nearly 30 years ago while parked on Houston near the Bowery. I still remember the feeling of walking up to find the parking spot empty.

Posted by: vinca at November 1, 2009 6:52 PM in response to Moving Car from Coast to Coast

Are you looking for a Bilco door or just a hatch cover? If you search the Forum archives, there are many previous posts. If Bilco, see: http://www.bilco.com/
If a hatch cover, we had ours made many years ago at Superior Tinsmith: http://www.superiortinsmith.com/

Posted by: vinca at November 1, 2009 6:44 PM in response to Steel Access Door Supplier?

Sorry that I cannot make a recommendation. Driving my '65 Plymouth Fury
cross-country is a very fond memory from many years ago...out through the north, back through the south. Nearly the entire time on local roads, and with lots of planned and unplanned detours. A fantastic way to experience this amazing country and countryside.

Posted by: vinca at November 1, 2009 1:22 PM in response to Moving Car from Coast to Coast

Speaking very generally, brick is made from fired, locally-sourced clay, the composition and firing temperature varying from region to region. Clay, and therefore brick, contains silica. Generally speaking, silica dust exposure is not hazardous as the result of skin contact or ingestion, but chronic inhalation can be moderately hazardous (we're talking ceramic artists, not apartment dwellers). There are entire cultures where clay-eating is normal (fresh clay, that is, not dust). Dust from your wall would include particles from the mortar as well as the brick.

It’s possible that your LL has not sealed the brick because of prior problems with trapping moisture, or concern over changing its color or leaving a sheen. Do you know if this is the case with your own LL? There are products on the market now that are penetrating and breathable. This link is an example of one such product: http://appliedtechnologies.com/pages/content/masonry_brick_sealer.html
For detailed technical notes on a wide range of issues, visit the Brick Industry Association’s website. In your case, review #6A-Colorless Coatings for Brick Masonry: http://www.gobrick.com/html/frmset_thnt.htm

Posted by: vinca at November 1, 2009 11:00 AM in response to Crumbling Brick

This article describes several nurseries located in Red Hook:
http://www.nytimes.com/2007/05/24/garden/24centers.html
Hicks, on Long Island, has a great selection and helpful, knowledgeable staff.
Worth a visit: http://www.hicksnurseries.com/
The Brooklyn Botanic Garden has just released a new handbook:
"Great Natives for Tough Places." You can read more at: http://shop.bbg.org/

Posted by: vinca at November 1, 2009 10:27 AM in response to Where to Buy Small Tree?

The American Library Association maintains this page re: book donation programs: http://www.ala.org/ala/aboutala/offices/library/libraryfactsheet/alalibraryfactsheet12.cfm
The NYC Dept. of Sanitation also maintains a page for reusable items, covering books and much more, called "New Homes for Old Stuff": http://www.nyc.gov/html/nycwasteless/html/new_homes/new_homes.shtml
Strand may not take your books. Be sure to call before driving over.

Posted by: vinca at November 1, 2009 10:05 AM in response to Getting Rid of TONS of Books

Not so dumb Ringo. The main service Bullfrog/Groutman offers is self-shilling.

Posted by: vinca at October 30, 2009 3:11 PM in response to THE GROUTMAN

This link shows the range of B. Moore's yellows: http://bit.ly/u850U
Of course, depending on calibration, the color that shows on your monitor may or may not resemble the actual color of the paint. We've used Linen White quite a bit, and think it's a great warm neutral. In certain light, Windham Cream takes on a very beautiful buttery quality. As DIBS recommends, we too have used sage green in our hallways. Recently, we changed to a more vibrant shade of green that looks fantastic no matter how dark or bright the seasonal light. I second Ed Kopel: once you think you've found the color you want, paint a larger test patch and live with it for a few days.

Posted by: vinca at October 29, 2009 8:35 PM in response to Yellow With Wood

As a homeowner, I dread the possibility that a tenant might bring bedbugs into the building, or that they migrate from a neighboring building. They are incredibly difficult to exterminate. That aside, no matter what/how the origin, vermin and rodent eradication is absolutely the LL's responsibility. Where a residence is infested with insects or rodents, creating a threat to the health and safety of the occupants or intolerable living conditions, courts have found a breach of the warranty of habitability (bedbug infestation included). Various factors affect the award/rent abatement.
The links below run the gamut, but are supplied because they all contain useful information, and/or further sublinks:
http://www.nyc.gov/html/doh/html/vector/vector-faq1.shtml
http://www.nyc.gov/html/nycha/html/residents/bedbugs.shtml
http://www.nytimes.com/2009/04/14/health/14brod.html
The best and most up-to-date information and advice can be obtained by visiting the Kings County Housing Court help center in person, 141 Livingston Street: http://www.courts.state.ny.us/courts/nyc/housing/resourcecenter.shtml

Posted by: vinca at October 29, 2009 8:12 PM in response to Bed Bugs

Depends on the light, but check out both Windham Cream and Hepplewhite Ivory in B. Moore's historic color collection.

Posted by: vinca at October 29, 2009 1:14 PM in response to Yellow With Wood

Thanks, kwar228. Good luck with your installation!
No harm getting a price and seeing whether it works with your budget.
I've also noted these past Forum tile recommendations:
Manny, Alvarez Stone, 917-412-0631
Self-recommended:
Bill Tancredi, billtancredi@gmail.com, 917-620-6328
Salem Darrow, masterbuildernyc@gmail.com

Posted by: vinca at October 28, 2009 8:22 PM in response to Tile Installer

Definitely echoing ExTex on the three bids and her other comments. Also, do you need approval from co-op board, or otherwise? If so, I'd seek their input in advance to make sure your bids/contractors meet their requirements. Are you working from drawings, or expecting the contractor to basically follow verbal instructions? That can lead to lots of problems unless you work that out in advance. If you had a design drawn by someone (architect, designer, otherwise), get a bid from the contractors that professional normally employs. If their bid is competitive, it's a plus to have contractors beholden to both you AND designer.

Buying all your own materials, rather than specifying and having the contractor purchase/deliver, is a mixed blessing. You want to be sure the material's available for delivery on your contractor's schedule, that the sizes/models delivered are exactly what you ordered, that they do not present any special installation challenges for your contractor, that all items will fit in conformance with NYC code, etc. Yes, the contractor gets a markup, but he also gets the material at a discount. Discuss this in advance.

There's something about the bid you posted that doesn't sit quite right with me. I think the example of electrical/points is indicative. Your bid mentions only "install light fixture and GFCI outlet." You'll need, at minimum, overhead light, exhaust fan, vanity light(s), vanity outlet(s) and switches, overhead light switch. Somehow the quote you posted strikes me as heavy on demo detail, and light on finish work detail. It's possible to get a very bare bones quote from a very good contractor, but something in this quote feels skewed. Lastly, I hope you fully comprehend just how little "covering" your bedroom furniture will protect your entire home from construction dust and debris.

Posted by: vinca at October 28, 2009 8:03 PM in response to Bathroom Reno - Any Opinions?

Lots of good advice already given. I don't think that 4-6 weeks is unreasonable but also agree that, depending on contractor and subs, can certainly be done in 3 weeks or less. Price seems reasonable, maybe even on the low side. One thing to remember is that because of size, only a limited number of people/trades can work at any time. Also that certain things (tiling/grouting) take a fixed amount of time that can't be rushed.
I'd be a little concerned about the minor and not-so-minor fixtures (only one light, one outlet, no exhaust fan, any towel bar, etc.) I'm surprised that a 60" tub was not listed among the more expensive items (depending on depth and width). Make sure you've discussed the actual tile, cast iron plumbing, type of skylight, etc. in advance and preferably in writing. In an effort to limit, or at least give you leverage on change orders, would definitely request your contractor to quote in advance allowances for certain unknown conditions. Have your contractor deliver true copies of (a) Workers Compensation Insurance, and (b) personal liability insurance in a minimum amount of $1,000,000 per occurrence, naming you as an additionally insured. If obtaining permits, is that price included? Make sure you sign a contract describing the payment timeframe and structure.

Posted by: vinca at October 28, 2009 12:25 PM in response to Bathroom Reno - Any Opinions?

Denton: our skylight has some molding half-way up the chase, similar to picture molding. Maybe it once held a stained glass window (unlikely), maybe installed by a previous owner for weatherproofing. The overall opening's approx. 4-1/2 x 6. We just flex two pieces of plexi into the space, overlapping each other and resting on the ledge of the molding. Obviously, our is a heat-loss reduction rather than weathertight approach. Installation would not be a big project: some wood, some screws, maybe some anchors, a ladder, drill and a level. I've given occasional thought to building something more permanent by either installing aluminum channel or some sort of hinged contraption that would hold the plexi year-round. Would rather spend my time finding and installing a new piece of stained glass. DIBS solution sounds great, and same for suggestions to tightly wrap the skylight from outside.

Posted by: vinca at October 28, 2009 11:54 AM in response to Skylight Question

Under a provision of NYS law called the "Warranty of Habitability" tenants are entitled to an apartment fit for human habitation without any conditions endangering or detrimental to their life, health, or safety. The text is available here: http://law.onecle.com/new-york/real-property/RPP0235-B_235-B.html
No matter how bad you find your situation, it is NOT guaranteed that you will be able to prove a breach. In order to succeed, you'll need to be able to establish unreasonable, excessive and continuous noise. Start keeping a log of the time of day, the duration, the unpredictability, etc. It will also help if you can document similar complaints from other building tenants, as well as obtaining a copy of the letter your LL sent to the neighboring tenants.
In addition, if the neighboring tenants are truly using their apartment as a recording studio, there's a good chance they are violating a prohibition against commercial use of residential premises.
Before you assume you can break your lease without penalty, pay a visit to the free Help Center at Kings County Housing Court: 141 Livingston Street. See also: http://www.courts.state.ny.us/courts/nyc/housing/pdfs/tenantsguide.pdf

Posted by: vinca at October 28, 2009 1:31 AM in response to Tenant Rights: Band as Neighbors

One low-cost solution: oftentimes people have frames or build frames inside the building at the base of the skylight. When winter rolls around, seal the skylight by attaching plastic sheeting and weatherstripping, or by sliding plexiglass into the frame for the winter.

Posted by: vinca at October 28, 2009 12:44 AM in response to Skylight Question

Try contacting Stephen and Carol Huber: http://www.antiquesamplers.com/index.html

Posted by: vinca at October 27, 2009 5:32 PM in response to Tapestry Expert/Appraisal

If your chimney originally housed two flues, it should still be able to do so. Would never dismantle a working system on the word of a contractor I had no experience with. Get bids from A&A and Big Apple Chimney (both advertise at right, both are reputable, one much more expensive than the other).

Posted by: vinca at October 27, 2009 1:14 PM in response to Fireplace Advice

Bklnite: do you have contact info for Zanutto?

Posted by: vinca at October 27, 2009 12:00 PM in response to Tile Installer

Belgrove is in Yonkers. I haven't used them, but see them referenced often for vintage stove sales, restoration: http://www.belgroveappliance.com/contact.html

Posted by: vinca at October 27, 2009 11:59 AM in response to Antique Stove Restoration

Call your plumber. That way your leak(s) will be fixed, and you're sure to keep your service uninterrupted. National Grid's not going to fix it for free; you're going to pay for a fix either way.

Posted by: vinca at October 27, 2009 11:07 AM in response to Gas Leak

The violations are not going away just because you consider them nonsensical.
Visit the HPD borough office and discuss them in person. Bring current documentation for the buidling (even though HPD should be able to access online). Leave your attitude and outrage home, and ask for help understanding and curing the violations. On the basis of your visit, you'll be able to figure out whether you can remedy the situation on your own, or need to hire a professional.
HPD Division of Code Enforcement, 210 Joralemon St., #806, 718-802-3662
http://www.nyc.gov/html/hpd/html/pr/violation.shtml
http://www.nyc.gov/html/hpd/html/owners/aep.shtml

Posted by: vinca at October 25, 2009 10:38 AM in response to 20-y.o. HPD Violations

Mikez: what I said was additional $1,000 to a QUARTERLY bill. I cite that amount from personal experience with young, entitled, NON-rent-regulated tenants who let their toilet run constantly for three months between bills without ever reporting or attempting to remedy the problem. Take a look at DEP's chart of leaks and their cost. It's eye-opening: http://www.nyc.gov/html/dep/html/ways_to_save_water/waterleak_wide.shtml

Posted by: vinca at October 23, 2009 10:40 PM in response to Tenant Leaving Water On

Bessie2 and Greenwoody are referring to HPD's Violation Reissuance Program:
http://www.nyc.gov/html/hpd/html/owners/violation-reissuance.shtml
In theory, HPD violations can be accessed by either street address or block and lot number through this link: http://167.153.4.71/Hpdonline/Provide_address.aspx

Posted by: vinca at October 23, 2009 10:29 PM in response to 20-y.o. HPD Violations

BTW, OP, make sure you keep the mailing envelope from your violations. When we received our violations, the postmark was dated AFTER the required cure date.
We went to the DOB Brooklyn Borough Office, 210 Joralemon St., 8th fl., telephone 718-802-3675, to discuss in person. Our notice said we could self-certify the cure(s), but several weeks later a DOB inspector dropped by without notice to view them anyway. You might also want to read:
http://www.nyc.gov/html/dob/downloads/pdf/infoviol.pdf

Posted by: vinca at October 23, 2009 5:36 PM in response to 20-y.o. HPD Violations

Sorry, the real world of entitlement freely crosses class and profession, union and non-union, rent-regulated and free market, ownership and non-ownership, race, gender, ethnic origin and ability or disability. It's a character flaw and ridiculous to introduce into the equation of how to deal with a tenant creating a nuisance.

Posted by: vinca at October 23, 2009 5:03 PM in response to Tenant Leaving Water On

Arkady: If asking what I would do, I would go to DOB Bisweb, open the Property Profile Overview showing violations—in your case, no violations—and print the page as a PDF for my records (or take a screen shot, or just print page making sure that date shows on print, whichever you/your computer does best). It doesn't mean that the City won't send you something down the line, and it doesn't mean that you won't have to remedy anything they send you. It'll just mean that you'll have a record that on "x" date, no violations existed in the system. Beyond that, and unless and until I received something by mail, I'd just forget about it.

Posted by: vinca at October 23, 2009 4:34 PM in response to 20-y.o. HPD Violations

About two years ago, we received notice of a number of old violations issued many years before to the previous owners, along with a cure date. My speculation is that, under Bloomberg, the city is finally computerizing records that have accumulated in piles for years and years, and saddling owners with both penalties and cures. Regardless of how notification came to pass, you will need to remedy the violations. Forget about what your neighbors have; their conditions are irrelevant to your violations. More information available at: http://www.nyc.gov/html/dob/html/violations/ecb_violation.shtml
NYC has initiated a 3-month Penalty Relief Program allowing businesses and homeowners to resolve Environmental Control Board violations that are in default and for which a hearing was held before May 1, 2009. More information at: http://www.nyc.gov/html/dof/html/pdf/ecb/ecb_penalty_relief_application.pdf

Posted by: vinca at October 23, 2009 4:11 PM in response to 20-y.o. HPD Violations

You would be a fool to follow advice to turn off the tenant's water. By law, owners must provide hot water at a minimum constant temperature of 120 degrees Fahrenheit all year round. Make an appointment to enter the tenant's apartment with your plumber and examine all faucets and appliances for leaks. Repair as necessary, or certify that no leaks exist. Consult a knowledgeable attorney or the Help Desk at Housing Court for the precise method to notify the tenant about creating a nuisance condition, and take the necessary LEGAL course of action to address the problem.

Posted by: vinca at October 23, 2009 4:00 PM in response to Tenant Leaving Water On

The short answer: Landlords of multiple dwellings must keep the apartments and the building’s public areas in “good repair” and clean and free of vermin, garbage or other offensive material. Start by contacting the landlord to discuss your concerns, and keep a record of the date and time of your call. If necessary, follow-up in writing and send by certified mail. For more info, you can start by reviewing the Housing Maintenance Code: http://www.housingnyc.com/html/resources/hmc/hmc.html

Posted by: vinca at October 23, 2009 3:45 PM in response to Tenant Rights: Hallway Upkeep?

Re: Johnny's note: depending on the nature of the leak, a constantly running toilet can easily add $1,000 to your quarterly bill. The cost of heat probably pales next to the cost of water running constantly from a fully opened faucet: http://www.nyc.gov/html/dep/html/ways_to_save_water/index.shtml

Posted by: vinca at October 23, 2009 3:31 PM in response to Tenant Leaving Water On

A landlord can bring a nuisance holdover if a tenant, a member of the tenant’s family, or a guest of the tenant engages in a continuous course of conduct which threatens the health, safety, or comfort of neighboring tenants or other building occupants. It is illegal to shut off their water, or lock them out, or take any number of other actions. You can read more at: http://www.nycourts.gov/courts/nyc/housing/pdfs/Landlordbooklet.pdf
You can access free information in person at the Kings County Housing Court help center: http://www.nycourts.gov/courts/nyc/housing/resourcecenter.shtml

Posted by: vinca at October 23, 2009 3:17 PM in response to Tenant Leaving Water On

You should actually contact the Landmarks Conservancy at 212.995.5260. LPC does not give our recommendations for contractors or other vendors because they are a city agency.

Posted by: BrooklyNights at November 6, 2009 9:50 AM in response to Wooden Cornice Ornaments

Yes, it's true that LPC cannot make specific contractor recommendations. But, if you take the time to ask, they can sometimes help point you towards available resources that aid in understanding the nature of your repair. I find the Conservancy's contractor lists, though readily available, rather limited (and sometimes even self-serving).

Posted by: vinca at November 6, 2009 10:46 AM in response to Wooden Cornice Ornaments

speak to a company that does latex casts of the original and composite (ie "fiberglass") replicas. That is the best way to get authentic reproductions of repeating decorative elements such as brackets or modillions or lion's heads etc. They are also light weight and monolithic which is a plus. There are plenty of those companies in the metro area, at least one in LIC. google fiberglass architectural elements.

Posted by: Minard Lafever at November 6, 2009 5:07 PM in response to Wooden Cornice Ornaments

The landmarks commission does not recommend but I asked whose work they approved in the past and the guy read me a list of contractors.

Posted by: jfss at November 6, 2009 5:48 PM in response to Wooden Cornice Ornaments

Here's my opinion:

1. send her a notice of rent increase....a big one.
2. offer to let her out of her lease immediately b/c she doesnt seem content.

Yes, it could be ugly but you cant live in fear. Presumably, you vetted the tenant and she has assets and a job. Further, she wont want to be on the blacklist.

Posted by: slick at November 6, 2009 6:00 PM in response to Help with Demanding Tenant?

CONTACT MR LUIS luisenrique0571_62@hotmail.com HE CAN CAST OR COPY BY MARMOLEX OR PLASTER AND STICK IN THE WOOD SURFACE, HE HUSE LATEX RUBBER, ILL COST SOO CHEAP

Posted by: yurigmushainti71 at November 6, 2009 6:26 PM in response to Wooden Cornice Ornaments

this is the sort of thing you should seek some political help from. Contact your congress(wo)man's constituent affairs office and point out that it's a common issue for people in brownstone brooklyn.

Posted by: slick at November 6, 2009 9:08 PM in response to Easement Audit Nightmare

My two cents.
Replacing bathroom fixtures is really easy if all goes as planned, but throw in a leaky shut off valve, corroded pipes, or any of the million other things that can go wrong and things get annoying very quickly. If I were a novice, I would make sure I had a friend on standby who knew what he or she was doing and could come over and bail me out if it came to it. Otherwise you may end up shaving (or worse) in the kitchen sink for a few days.
Installing crown molding in my opinion is more difficult to do than flooring, but it's going to be a lot less intrusive on your life style than the flooring.
If you're doing tongue and groove hardwood, you can get by with a circular saw since if you do it correctly, all of your cuts will be hidden by either baseboard or shoe molding so you have a little wiggle room. Rent the nailer, which will put you on a tighter timeline for getting things done, but it's one of those tools that you're not going to use very often. Laminate click and lock flooring is easier and requires very few tools.
I hate installing crown molding. It's a pain in the neck to get it perfect, and it looks terrible if you don't.

Posted by: Bond at November 7, 2009 12:17 PM in response to DIY Beginner Project?

Agree that contacting Artistic wood crafts - Omar -- is a good road to go down. They have done lots of work for me and are real craftsmen. Not this, but have seen a Cornish in their shop that was amazing.

http://artisticwoodcrafts.blogspot.com/

Posted by: AnnieJ at November 7, 2009 3:15 PM in response to Wooden Cornice Ornaments