I have it on good authority that this year's dearth of acorns is directly attributable to a little known Star Wars initiative. Apparently capitalizing on the real and perceived threats of Dutch Elm Disease and the more recent encroachment of Sudden Oak Death, the current administration issued an ultimatum to the tree population of the elitist Eastern seaboard: your Acorns or your Bazzinis. Most opted to save their Bazzinis (who wouldn't?), though a few older and wiser saplings like the one in Bob Marvin's backyard stood their ground (so to speak). Only Bob can say whether this is a case of a tree taking after it's master. The recent crop of acorn recruits have already been tested as effective against our own unarmored vehicles. Consequently, they have been deemed an adequate small-arms response to insurgent IED's (see: http://ivaw.org/node/4571 ).

A less reasonable explanation is one familiar to all gardeners: plants grow and die on their own schedule, not ours. It seems that red and white oaks—for factors equivalent to many human motivations—need to take a break every so often. For additional information, see:
http://www.na.fs.fed.us/Spfo/pubs/silvics_manual/volume_2/quercus/alba.htm
http://plants.usda.gov/
http://www.hastingsreserve.org/OakStory/Acorns2.html

Eastern Gray squirrels are tree squirrels, not ground critters. They dig to bury or recover caches, but do not normally burrow (unless maybe rabid). I'll vouch from personal experience that they'll chew through anything and everything in an attempt to get out of a home where they've become trapped.

Posted by: vinca at November 30, 2008 2:57 PM in response to Have you seen any acorns?

I can't speak from personal experience, but apparently New York magazine thought this Brooklyn-based service was worth citing in a Best Of issue: http://nymag.com/bestofny/services/2007/28813/
Between post above and your cleaning services post, it seems that you are in the midst of many challenges (unemployment, empty/changing nest, etc.). It's a great time to make changes, and also a time with much vulnerability. A concerned suggestion: use discretion in the initial changemaking. The cleaning cooperative below seemed well recommended in a previous post (and there are many more recommendations if you search the archives): http://www.brownstoner.com/forum/archives/2008/08/cleaning_servic_6.php

Posted by: vinca at November 30, 2008 2:01 PM in response to organizer

By "winder" do you mean cranks and/or crank handles? Try these:
http://www.allaboutdoors.com/index.php?cPath=143_147_231&osCsid=f83245d6a537fa29da8c856ab636f026
and
http://www.allaboutdoors.com/index.php?cPath=143_147_235&osCsid=f83245d6a537fa29da8c856ab636f026
and
http://www.pickenswindowparts.com/casement.html

Posted by: vinca at November 30, 2008 12:25 AM in response to casement window winders

Hardware Source sells hinge pins and finials separately, and maybe
House of Antique Hardware does the same—or maybe they can advise. See:
http://www.hardwaresource.com/
http://www.hardwaresource.com/Store_ViewProducts.asp?Cat=620
House of Antique Hardware, Door Hinges:
http://houseofantiquehardware.com/s.nl/sc.10/category.17/.f
Simon's in Manhattan might be able to help you too:
http://www.simonsny.com/

Posted by: vinca at November 29, 2008 9:50 AM in response to old hinge, new pin?

Energy-efficient improvements sometimes qualify you for incentive programs and/or low-interest financing. For more info, see links below:
http://www.nhsnyc.org/eastflatbush/services/homeimprovement-loans.htm
http://getenergysmart.org/SingleFamilyHomes/ExistingBuilding/HomeOwner.aspx

Posted by: vinca at November 28, 2008 5:53 PM in response to does anybody know where to find good but cheap windows?

Congratulations—winners of those lotteries are rarer than hen's teeth. If it's an HPD lottery, call them for info (it was probably included in original application). And/or try NHS of East Flatbush, 2806 Church Ave., 718-469-4679. NHS is a not-for-profit housing organization, which provides wonderful classes and other services, including help with mortgages, as well as foreclosure prevention. www.nhsnyc.org

Posted by: vinca at November 26, 2008 3:23 PM in response to Brownstone Lottory winner

BTW, I missed the comment further above about not seeing value in obtaining new CO. Bad advice in my opinion. If you intend to have tenants, make sure their units are legal, legally registered, and match your CO.

Posted by: vinca at November 26, 2008 2:16 PM in response to C-of-O when renovating a pre-1938 Brownstone

Try calling/writing your community board for details:
Brooklyn Community Board 2
Phone: 718.596.5410
Email: cb2k@nyc.rr.com
Web site: http://www.neighborhoodlink.com/brooklyn/cb2b/

Posted by: vinca at November 26, 2008 1:54 PM in response to Alternate Side Pk Changes?

Just to echo posters above: go the legal route, use knowledgeable professionals. Even if you managed to complete your work without proper permits (an approach
I don't endorse), it would certainly come back to bite you at far greater cost and much more hassle down the line. As to Finance, don't rely on their records for certifying your CO status—they don't have that authority. Finance records do not always match DOB, and if a reno was not closed out with DOB, then CO/DOB records will not show and authorize new occupancy.

Posted by: vinca at November 26, 2008 11:32 AM in response to C-of-O when renovating a pre-1938 Brownstone

I am very interested in sconces, and maybe sinks depending on size. Not toilet, though. I can be reached at vinca at ymail . com Thanks very much!

Posted by: vinca at November 26, 2008 11:15 AM in response to Free Pedastal sinks and brass sconces

Have you asked the place where you first purchased? At one point, I called Foro Marble in Park Slope to see if they could repair and recut a piece of stone for me, and they seemed willing. Foro: 718-852-2322. I have the impression that most stoneyards will do this work for a fee.

Posted by: vinca at November 25, 2008 11:27 AM in response to Need Granite Cut

There's a Dig Safely program for most of NYS, but in NYC you need to call 311.
You should do so immediately and establish the history of the dig. You need to emphasize your concern that there's been damage to the water main in order to get quick inspection. Re: the Dig Safely program—"A simple phone call, required by New York State, to Dig Safely New York at 1-800-962-7962 or 811 can prevent personal injury, property damage, and service interruptions caused by accidentally digging into underground electric, natural gas, telephone, water, sewer or cable facilities. Buried lines may be where you least expect them. …"

Posted by: vinca at November 24, 2008 12:47 PM in response to Change in water pressure

BrooklynWilly: It's kind of painful for me to read your posts. You might have some luck by contacting Rubbermaid's commercial division. Also by searching through Food Service vendors. Here are a few more links, including an outlet in Bushwick that might have something on-site, or where you can order by catalog:

Rubbermaid Commercial Products - Waste

http://www.rcpworksmarter.com/rcp/products/category.jsp?categoryCode=waste

Rubbermaid 32 Gal. Heavy Duty Refuse Can
http://www.acehardwareoutlet.com/(55w0us55t513qa3rwt4vsnzq)/ProductDetails.aspx?SKU=7170624
Ace Hardware

AG Lock & Hardware

347 Knickerbocker Ave.

Brooklyn, NY 11237-3740


Tel: (212) 400-7488

Twin Supply (Food Service)

http://www.twinsupply.com/proddetail.asp?prod=34202369

Posted by: vinca at November 24, 2008 10:51 AM in response to Brown Garbage Cans Do Not Exist!!!

It's seems trite to say: remember that gravity works, water will seek it's own level and will follow the path of least resistance. In our case that meant that water running down the façade exited through an indoor ceiling light fixture three feet away. A good roofer with experience should be better able than you to identify the source of your leak. There are many past posts to the Forum on roofs and roofers. Read up before you have someone come over and quote your job. Although This Old House deals mostly with pitched roofs, it might be good for you to read through their articles. The first link is to an article on flat roofs, though it's dated and you cannot torch a roof in NYC. The second link contains links to many more:
http://www.thisoldhouse.com/toh/article/0,,1110914,00.html
http://www.thisoldhouse.com/toh/roofing

Posted by: vinca at November 24, 2008 10:32 AM in response to leak mystery...please help!!

11217: Your post models an unattractive sometimes stream, sometimes undercurrent, sometimes flood of foolishness that flows through many Brownstoner pages. How come YOU didn't buy 17 years ago? Exactly which $275,000 closet did you buy 2 years ago that now gives you boasting rights to a $1500 mortgage? Or was the purchase price greater, and parent-subsidized rather than state-subsidized? What sense of hubris gives you license to tell others they need to clear out of your neighborhood, move where they belong, or go back to where they came from?

Do you even understand that the people who have lived here the longest are the ones that made Brooklyn what it is, the neighborhoods so "prime" and so attractive to you? That we far preferred our butchers, bakers and stoop-sitting neighbors to the endless rows of restaurants and realtors lining our avenues? That we loved living here during the days when you probably still described Brooklyn as godforsaken and dangerous and when you wouldn't have been caught dead crossing a bridge to visit your friends? Do you understand that the majority of oldtimers do NOT charge market value? That market value has been entirely skewed by the new generation of owners who gleefully indulged the twisted run-up, and who both believe it's their "right" as well as have the NEED to squeeze every dollar out of their rentals to barely cover costs? Yes, there's certainly "more to life than Carroll Gardens," but I suspect for you that's just a throwaway line.

Posted by: vinca at November 24, 2008 9:59 AM in response to Reasonable Rent for a Reliable Tenant

There are loads of previous Forum posts on roof hatches, with certain companies recommended repeatedly. Search "roof hatch."

Posted by: vinca at November 23, 2008 10:18 PM in response to steel roof hatch insanity

For starters, you might want to take a look at the Park Slope Parents listings of party venues—restaurants, non-restaurants and private party rooms: http://www.parkslopeparents.com/index.php?option=com_sobi2&catid=16&Itemid=212

Posted by: vinca at November 23, 2008 2:20 PM in response to Party Venue Recs?

Lockers are readily available through nearly any industrial or gym supplier.
I imagine used lockers are available through Ebay or Craigslist, too. Here's just one example: http://www.shelving.com/Merchant2/merchant.mvc?page=SHELV01/CTGY/LKRS

Posted by: vinca at November 23, 2008 11:23 AM in response to Where to buy Metal Lockers?

From personal experience I can testify that, absolutely, water cascading down your masonry façade can and will penetrate the brick. The source/cause of this water can be multiple, including an incorrectly pitched roof; a roof where a new surface has been laid over an existing, leaking surface (or multiple layers of surface), rather than the entire roof torn off and replaced; gutters and/or leaders that are clogged, therefore causing water to spill rather than drain, etc. You can test the permeability of some of your surfaces by soaking them with a hose, however wind-driven rain will penetrate more and faster than simple running water. For additional info, see: http://www.chimneysaver.com/reducing_water_permeance_in_masonry_walls_and_chimneys.html
http://www.oldhouseweb.com/how-to-advice/gutters-and-down-spouts.shtml
http://www.oldhouseweb.com/how-to-advice/above-ground-masonry-walls.shtml

Posted by: vinca at November 23, 2008 11:18 AM in response to leak mystery...please help!!

For better or worse, I have plenty more to swear about than trash can design.
You need to search the industrial suppliers (and you need to be prepared to pay commercial prices):
http://doitbest.com/Main.aspx?PageID=64&SKU=604100&utm_source=Froogle&utm_medium=FREECSE&utm_term=604100&utm_content=6790&utm_campaign=DATAFEED

http://www.globalindustrial.com/gcs/product/productInfo.web?infoParam.itemKey=30071986

Posted by: vinca at November 22, 2008 7:38 PM in response to Brown Garbage Cans Do Not Exist!!!

Hard to take you seriously: http://www.lowes.com/lowes/lkn?action=productDetail&productId=97407-84240-4134/36LW&lpage=none

Posted by: vinca at November 22, 2008 5:32 PM in response to Brown Garbage Cans Do Not Exist!!!

Did you try calling Master Plvmber/Gateway? Do they service Clinton Hill?: http://www.brownstoner.com/profile/Master%20Plvmber
http://www.brownstoner.com/brownstoner/archives/2007/11/video_reignitin.php

Posted by: vinca at November 22, 2008 10:39 AM in response to Help? We're cold

My personal inclination is toward warmer colors. Regardless, you'll need to carefully consider how much light your room gets, and at what hours of the day. Try painting one or more test patches before repainting the entire room. Though colors can be far from true on-monitor, if you want to look at a photo of Silver Fox in a room with a tan rug, see: http://www.apartmenttherapy.com/ny/colortherapy/colortherapy-silver-fox-210850-012623

Posted by: vinca at November 22, 2008 10:16 AM in response to Wall color for north-facing dining room

Try contacting a comany that sells and services used and refurbished safes.
This one's on Long Island: http://accusafes.pth4.com/services.htm
Also, you might want to read this first: http://antiquerestorers.com/cgi-bin/bbs/furn/config.pl?read=10079

Posted by: vinca at November 22, 2008 10:08 AM in response to old safe

Same thoughts as Master Plvmber re: $400 crossed my mind, too. Seems like a decision that's penny-wise and pound-foolish. Same for resistance to what Slopefarm has written. S/he is suggesting a cheap and easy trial solution, which is not a matter of your "expertise" compared to your plumber's (although system balancing IS a matter of expertise). For some more info/input, see: http://www.brownstoner.com/forum/archives/2007/12/radiator_air_va.php
http://www.thisoldhouse.com/toh/video/0,,1638785,00.html

Posted by: vinca at November 21, 2008 4:27 PM in response to Help? We're cold

The landlord-tenant and internal squabbles were previously detailed in The Brooklyn Paper: http://www.brooklynpaper.com/stories/31/35/31_35_sp_pork.html

Posted by: vinca at November 21, 2008 2:26 PM in response to Streetlevel: Prime Meats in the Slope

In terms of figuring out the market rental of your apartment, I agree that the best way (independent of figuring your own expenses) is to consult a realtor. Also note: it is a violation of fair housing law to advertise your school district, even though it is done all the time and usually without penalty. Certain NYC realtors have been fined for doing so. You can search specifics for yourself if interested, but for an overview see: http://findarticles.com/p/articles/mi_m3601/is_/ai_n27331725

Posted by: vinca at November 21, 2008 1:11 PM in response to How to Estimate Rental Income

The appeal of standing racks like those eludes me, but if you're going to join a couple, you might be interested in this site: http://www.onlinemetals.com/
For me, wall-mounted industrial shelves with hooks would be a better solution.

Posted by: vinca at November 21, 2008 9:29 AM in response to Looking for pot stand

I think someone posted this link the last time this question was asked: http://houseofantiquehardware.com/s.nl/sc.11/category.29/.f

Posted by: vinca at November 20, 2008 10:42 AM in response to Skeleton Keys

One more, with 8 tiers, from manufacturer: http://www.enclume.com/Premier_Pot_Racks/Freestanding/index.php

Posted by: vinca at November 20, 2008 9:11 AM in response to Looking for pot stand

Try Broadway Panhandler and Bridge Kitchenware. Also, loads of restaurant supply stores along the Bowery (and now spread throughout the boroughs):
http://www.bridgekitchenware.com/
http://www.broadwaypanhandler.com/broadway/

Posted by: vinca at November 20, 2008 8:44 AM in response to Looking for pot stand

Try these two links:
http://www.comptroller.nyc.gov/bureaus/cac/faq.shtm#three
http://www.comptroller.nyc.gov/bureaus/bla/auto_damage_claim.pdf

From the first link: My car hit a pothole. What agency do I notify to get the street repaired? The City Department of Transportation (DOT) is responsible for correcting all roadway and street deficiencies, such as potholes. To report such problems, contact Diane Poland, DOT Director of Litigation Support, at the agency's headquarters, at 40 Worth Street, 9th Floor, New York, NY 10013, or call (212) or (718) CALL-DOT / 225-5368. To file a claim for damages to your vehicle, download the Automobile Property Damage Claim Form and fact sheets.
DOT is also the place to report a traffic light that isn't functioning properly. If you are aware of such a problem,  call the agency's 24-hour hotline at (212) or (718) CALL-DOT / 225-5368.

Posted by: vinca at November 19, 2008 10:06 PM in response to Pot Hole Damage

Just wanted to post my appreciation for your generosity of spirit and knowledge in the information above, and your overall willingness and availability in answering questions.

Posted by: vinca at November 19, 2008 2:38 PM in response to It's heating season for real. Is your boiler ready?

I have interference problems from neighbors' various device signals crossing the party walls. Also, probably have at least one neighbor who is using residential cable for commercial applications. But oddly enough, if your connection is Time Warner, and if you never shut your system down, your answer might lie in restarting your HD every so often (which is something I assume is done pro forma when a repairman comes to visit).

Posted by: vinca at November 18, 2008 5:29 PM in response to Wireless in Park Slope is hopeless! Or is it? Help me!

Thanks, sorry…writing about the left coast with my right brain (if that). Setting is Telegraph Hill in SF. And although worthy of Berzerkeley, and having nothing to do with parrots, another lovely film with origins in SF is "A Sidewalk Astronomer."

Posted by: vinca at November 18, 2008 5:14 PM in response to Green Parrots?

It's not Brooklyn, but there was a lovely film a few years back about a similar flock and their caretaker in Berkeley, CA, called "The Wild Parrots of Telegraph Hill".

Posted by: vinca at November 18, 2008 10:36 AM in response to Green Parrots?

I'd like to suggest my friend Johnell Derrick. Her company, Derrick Development, LLC, is both insured and a certified minority and women-owned business enterprise with the NYC Department of Small Business Services and Empire State Development. Her company works on both commercial and residential projects of all sizes and scopes. She can be reached at: JDerrick@Derrick Development.com; Tel: 917.558.1301.

Posted by: vinca at November 18, 2008 9:56 AM in response to Need Insured Painter for Condo Bldg

I'd like to recommend Chris Howard, a good and old friend. Though I've never used him for a real estate transaction, I can say that I've known Chris for many, many years, and know him to be hardworking, ethical, and an all-round decent human being. Also a Park Slope oldtimer. He can be reached at: 347.217.4200 or at chris@brooklynhabitat.com / Twitter: brooklynhabitat / Skype: brooklynhabitat
If interested, you can also check out his blog at: http://brooklynhabitat.typepad.com/brooklyn_mirror_blog/

Posted by: vinca at November 17, 2008 4:28 PM in response to Do you have a Realtor recommendation?

Sorry to reply with more questions, rather than answers, but based on your photo the first questions that cross my mind are about the condition and fire-rating of your existing brick and mortar, the rating of the cultured stone and mortar you're thinking of using, the current condition of your chimney and flue, and whether they will provide sufficient draft to your insert. Maybe you've checked these out already, but otherwise I'd recommend you call a chimney sweep to take a look at existing conditions before even thinking about demo/rebuild.

Posted by: vinca at November 16, 2008 7:39 PM in response to Chiping away brick

Sorry, I meant reply for going4broke, got distracted by amuse-gueule tête-à-tête.

Posted by: vinca at November 16, 2008 1:14 PM in response to How many is too many at a party?

THL: Last winter I had a party on the parlor floor, probably attended by 75 people over the course of the evening, and no less than 30 at any one time. It was much more of a gathering-of-old-friends-and-families kind of party, and not a dance party. The parlor floor consists of a sparely furnished double-parlor, a smallish eat-in kitchen, 1-1/2 bathrooms and a bedroom at the back. My advice is to remember that your friends are coming to celebrate with you, and that there's a natural ebb and flow to parties and partyers. Unless it's a sit-down dinner you're planning, enough good food, drink, and any kind of seating is your primary worry. For additional seating, we just had a bunch of cheap, fold-up camp chairs—easily moved, easily stowed away. Some people travelled long distances to get here, and everyone had a great time. Since everyone attending was (more or less ;-) an adult they worked out the smoking, seating, bathroom and political issues among them. The biggest complaint? That I spent too much time cooking, and not enough time visiting. Enjoy your housewarming! Your friends will be back again and again—you don't have to do all and be all on this one evening.

Posted by: vinca at November 16, 2008 12:12 PM in response to How many is too many at a party?

For the sake of ease, the place of 5th Ave. is called Stained Glass Store - (718) 768-7964, 302 5th Ave. @ 2nd St. They also teach classes in stained glass.

Posted by: vinca at November 15, 2008 11:55 AM in response to Stained Glass to-order

I think you took the "best" immediate action, which was to ask questions and turn them away. As to what else: ask for a business card or ID card for your records and tell them you'll get back to them, ask for a copy of their paperwork "to discuss with your attorney" before signing, report them to the Better Business Bureau, bring them to the attention of your elected official(s). See this link from June 2007: http://assembly.state.ny.us/mem/?ad=145&sh=story&story=23749

Posted by: vinca at November 14, 2008 4:12 PM in response to Another Third Party Energy SCAM - US Energy Savings

Unless you can see film peeling or bubbling, I wouldn't assume too quickly that your glass is not etched. From your photo, I doubt that there is a hidden corner that you can test—otherwise, I would suggest scratching very carefully with a straight-edge razor. However, beware: whether sandblasted or film, that's mostly a bad idea and a last resort. Take a look at these links first, and try cleaning. If no success, maybe contact one or both of these companies with your question: http://milestonemfg.com/Cleaning.html
http://milestonemfg.com/CleaningS.html
http://www.etchedcreations.biz/pdf/GlassMaint.pdf

Posted by: vinca at November 14, 2008 3:50 PM in response to Manhandled Glass Table

Sandblasting leaves a relatively rough surface on the glass (compared to acid-etched). It is normal for natural oils from hands to leave a residue on either. The rougher the surface, the more obvious the smudges/oils. The fingerprints probably came from shifting the location of the table, kids playing underneath, who knows? Try cleaning thoroughly with a good degreaser, including a mild, soapy dish detergent. Do not use an abrasive. I think some products may have recently been introduced to the market that can "seal" the etched/blasted glass.

Posted by: vinca at November 14, 2008 2:30 PM in response to Manhandled Glass Table

You might want to try Sears, which provides repair service for a broad range of appliances. (Maybe HD and Lowe's offer the same, but have no knowledge of that.) I am not recommending Sears because of great repair service—I think it's probably catch-as-catch-can in terms of the skills of whoever shows up. But we needed a stove assessed and/or repaired, and Sears met insurance criteria for that. The repair went perfectly well. The cost of repair was about halfway toward a new stove, and if we'd had our choice, we would have replaced the appliance. In this case, replacement was not an option unless repair was impossible. Check with your insurance agent to see whether they'd be suitable for your repair: http://www.sears.com/shc/s/nb_10153_12605_NB_HomeServices?adCell=AH

Posted by: vinca at November 13, 2008 4:44 PM in response to Appliance repair person

If you're not already familiar with them, for preservation in NJ, see these links:
http://preservationnj.org/resources/resources.asp?ss5id=3
http://preservationnj.org/resources/resources.asp?ss5id=0

Posted by: vinca at November 13, 2008 3:43 PM in response to Tax Credits for Historic Restorations

OP: Actually, it's quite constructive to tell a tenant who wants to hit the lottery through housing court that you don't support that tactic. The flip side, or parallel part, is that all tenants have an absolute right to quiet enjoyment of their apartment, including all services which are mandated by law and for which they exchange rent. It would have been good for you to describe your actual living situation in your original post. Your roundabout approach might be a window into some of the issues between you and your landlord. All buildings have COs. As Parkslopemom just wrote, one of the questions is: does your building have a CO that matches it's use? As to heat and hot water, call 311 and file a complaint. As to how to proceed otherwise, below is a link to a tenant's rights guide and to a site with a wealth of landlord/tenant housing information: http://www.housingnyc.com/html/resources/attygenguide.html

Posted by: vinca at November 13, 2008 9:13 AM in response to Pre-1938 CofO renovation question

AWIF—you might find this precinct map more useful:
http://brooklyn.com/modules.php?name=Police
As to recommendations, I'm old school Brooklyn, where treasured amenities were not restaurants and bars, but the Brooklyn Museum, the Grand Army Plaza Library, the Botanic Gardens, Prospect Park, Sheepshead Bay, Coney Island, Floyd Bennett Field. I recommend all these highly and all but the last three are in walking distance from you. You might also enjoy the greenmarket at Grand Army Plaza on Saturday mornings. Where to go/where to avoid? For the most part, as a lifelong NYer, my feeling is go anywhere you want/anytime you want, pay attention, honor your instincts and your surroundings, and enjoy. Need I note, if you want to avoid snark, you are cautioned against Brownstoner—but since you came back so quickly, you've already made yourself at home.

Posted by: vinca at November 12, 2008 10:28 PM in response to where do I live, and do you have any suggestions for the area?

In addition to weatherstripping, there are "shrink and seal" products on the market, which you can find at HD, Lowe's, Amazon, etc. It's clear film and tape which, once applied, you shrink to fit using a hair dryer.

Posted by: vinca at November 11, 2008 3:46 PM in response to Reducing Drqaft from Old Window

Maybe you'll find this useful--a preservation brief on removing graffiti from historic masonry: http://www.nps.gov/history/hps/tps/briefs/brief38.htm
I'd contact your local precinct and see if they're familiar with the tagger.

Posted by: vinca at November 11, 2008 11:42 AM in response to Someone tagged the side of my house.

Sorry, I meant: http://www.gorell.com/pages/condensation.htm

Posted by: vinca at November 11, 2008 9:44 AM in response to Condensation on Windows

For some reason, the humidity in your house has increased, and probably also the drafts around the window frame. This site has a pretty good explanation: http://www.gorell.com/pages/contact_gorell.cfm

Posted by: vinca at November 11, 2008 9:42 AM in response to Condensation on Windows

When you're a brand new occupant, and delivered a giant refund, it's neither arbitrary morality nor much of a stretch to figure out the money's not yours. You think the previous occupants would have liked to get their money back, or that, no, they intended Bkmatt to "luck out" with a random act of charity?

Railing against Con Ed is a bit like cursing the Creator for dumping a load of snow on your sidewalk. When you're done venting, you've still got to shovel the walk. And if you want to be a homeowner in NY, you've still got to arrange for Con Ed to read the meters. In 1/4 the time it takes to post a complaint, the next meter reading date could have been added to your calendar. In 100th the time it takes to read your own meter(s) and call it in, you could have applied yourself to a more worthy cause than qualifying as a "put together" customer. And if you never note the date at all, you virtually assure that you'll perpetuate your aggravation by not being home when ConEd arrives.

Had Matt called ConEd when the first huge credit showed up, it probably would not have taken much to straighten out his account and return the credit to the rightful owners. Now he'll make the effort to reduce his total owed and/or work out a payment plan. Either way, consider it expensive tuition toward both learning experience and services rendered.

Posted by: vinca at November 10, 2008 9:57 PM in response to Con Edison charging for 2 years of back charges

Actually, Bkmatt, my mother taught me that money and electricity doesn't grow on trees, and that you don't take/keep what doesn't belong to you. (Not so) Funny that you "don't complain" when the money's coming out of someone else's pocket, but start howling when it's you who needs to fork up. As if the issue was about complaining, rather than about your own ethics. And BTW, for a certain period and unless requested otherwise, Con Ed doesn't turn off service to apartments when a tenant vacates--they terminate the tenant's account, but maintain the service.

Posted by: vinca at November 10, 2008 3:10 PM in response to Con Edison charging for 2 years of back charges

Con Ed prints it's next meter reading date on each bill. Unless a substitute is reading the meter, our entire block can set it's watch by our regular guy's timing. So unless Con Ed's services varies wildly from neighborhood to neighborhood, the meter-reading slam against them seems a little over the top. If/when I've missed a reading, I've been able to call Con Ed and ask what time the meter reader came for the last three readings. Though I would not choose this option, I am pretty sure that they have a program where you can provide a copy of your key so they have access whenever they arrive. As to OP, I'm not particularly sympathetic for the following reasons: you were more than willing to pocket the benefits of what appears to have been the previous tenant's overpayments, apparently made no attempt to inform them that the payments had not come from you, and are now complaining about paying for what you've used (already reduced via the earlier credit). Also did not see any mention in your post that you'd actually contacted Con Ed to set up an account when you moved in.

Posted by: vinca at November 10, 2008 1:48 PM in response to Con Edison charging for 2 years of back charges

I agree with Smokychimp--Simon's is tops: http://www.simons-hardware.com/
Restoration Hardware usually has a pretty good selection on display, too:
http://www.restorationhardware.com/rh/info/store_locator.jsp

Posted by: vinca at November 9, 2008 5:41 PM in response to Kitchen Hardware

NYC tax reduction and rebate programs:
http://home2.nyc.gov/html/dof/html/property/property_tax_reduc_taxreductions.shtml
NYC Valuation/Assessments, including a link to appeals:
http://home2.nyc.gov/html/dof/html/property/property_val_valuation.shtml

Posted by: vinca at November 9, 2008 7:32 AM in response to applying for property tax reduction

Given the necessary permits, you can reconfigure as you describe without changing the CO, and probably preferable NOT to change CO. (If you were going the other direction, from 2-family to three, a change in CO would be required.) I am pretty sure that whether 2 or 3-family, you will remain in Tax Class 1 (Tax Class is different than Building Class). If configured as 4 or more, you would move into Tax Class 2 (higher rate of taxation). Since you're considering major renovations, you should discuss all this with your architect.

Posted by: vinca at November 9, 2008 12:34 AM in response to 3 Family vs. 2 Family

We recently replaced our extension roof and added insulation beneath. There was an immediate improvement in room temperature and comfort (at least 10°F if not more). Our extension has a cellar beneath, and (obviously) one wall attached to the main part of the building, but that still leaves three walls and ceiling losing heat through direct exposure to elements and outdoor temperatures (and zero heat gained or retained via party walls). Unfortunately, I think it will turn out that your most effective heat retention measure will be to insulate your ceiling/roof. As heat rises, the insulation will hold it in and prevent it from escaping. Drafts are probably a lesser part of the equation. On a strictly square footage basis, less heat tends to be lost from windows compared to walls and roof. At least initially, you can deal with windows by covering them using a shrink and seal kit.

Posted by: vinca at November 8, 2008 10:59 PM in response to extension insulation ?

This plant wouldn't even have to be in bloom to ID it by it's leaves. Brooklynschool has already posted a link to a photo of Mandevilla. Here's a photo of Pandora Vine--check the leaves, no resemblance: http://www.gardenbuddies.com/forum/messages/4367/1167498.html
Mandevilla is available at any garden center in spring. Also at HD, Lowe's and Costco.

Posted by: vinca at November 7, 2008 10:06 AM in response to Closing Bell: Late Bloomers

Amazing to see how quickly these were recognized, but people still speculating. What's more amazing is to find them thriving and blooming outdoors at this date, as they are tropical in origin, require very full sun and will not survive a winter outdoors. As BrooklynSchool and Will already identified, they are unmistakably Mandevilla (Alice Dupont).

Posted by: vinca at November 7, 2008 8:46 AM in response to Closing Bell: Late Bloomers

To best of my knowledge, it is not yet legal to illuminate common areas using motion detectors. Here's link to Article 10 (Artificial Lighting) of NYC Housing Maintenance Code: http://www.housingnyc.com/html/resources/hmc/sub2/art10.html

Posted by: vinca at November 6, 2008 11:53 AM in response to Lighting for common area

Ongoing opposition by neighbor...........................................................1
Use of word "dictate" in my post (actual or implied).............................0
Success to date of "tough guy attorney".............................................0
Need of Brownstoner advice in light of attorney failure.........................1
Time, aggravation, cost of funding attorney................TBD, and growing
Future goodwill between neighbors.......................TBD, and diminishing

Posted by: vinca at November 6, 2008 11:08 AM in response to Need advice on neighbor relations during construction

This link is somewhat old, and provides more and wider information than you likely want. But maybe you'll find something directly applicable to your situation, or at least enough to convince you to call your plumber. If not confident about your current plumber's skills and service, call another plumber: https://aspe.org/pdfs/PEDVol22006-Chap03.pdf

Posted by: vinca at November 5, 2008 12:25 PM in response to Smell from Sink

Bob's point is very much to the point, and just a small part of what's probably a much bigger picture. Do you think your neighbors have enjoyed your construction process, and will enjoy the permanent view of your new masonry? What view did they lose? Has your new extension instantly converted their sunny garden into a shade garden? It goes without saying that building an extension is not the same as repainting, or even gutting your kitchen or bathroom. You're not finding it friendly or helpful for your neighbor to refuse access, but how much thought/consideration did you give them prior to undertaking construction? Now solutions are reduced to offering buy-offs or otherwise clobbering your neighbor with a suit, or threat of a suit—neither one particularly friendly either.

Posted by: vinca at November 5, 2008 12:07 PM in response to Need advice on neighbor relations during construction

Could be you are smelling sewer gas, and related to traps that are dry, vents that are clogged, or pipes that are cracked. Depending on configuration and conditions above, maybe volume of water from washer is causing water to be flushed from sink trap. My suggestion: call your plumber.

Posted by: vinca at November 4, 2008 4:59 PM in response to Smell from Sink

Sorry, What, normally I have no interest in these exchanges.
But you've started the day telling others not to get it wrong, and you're going to spend the day giving blow-by-blow accounts, but you're not going to vote yourself?
Or maybe you can't? Are you a convicted felon, or What (or both)?

Posted by: vinca at November 4, 2008 10:05 AM in response to You better get this one right...

Denton: if your daughter has a sense of entitlement, she must have learned it at home...no need to blame tybur6 for that. There was a time (and not an ancient time) when the cost of monthly rent was budgeted at one week's pay, and even a minimum wage worker could find an apartment for same. Yes, not an amazing apartment, but a livable apartment. In fact, now "hot" neighborhoods like Little Italy and Park Slope (not to mention Soho or the Upper West Side) were exactly those kinds of neighborhoods less than 25 years ago. Tybur6 makes an excellent point that in the current market, even if a new homeowner wanted to offer or preserve affordable housing, they could never make it available at today's purchase price and pay their mortgage at the same time.

Posted by: vinca at November 3, 2008 5:58 PM in response to rental prices

1) I agree with jnjnjn2—first post is plain scary. 2) If your out-of-state friend is executor or trustee, has he run his questions past existing estate attorney? Alternatively, call the American Bar Association or NYC Bar and use their referral service: http://www.nycbar.org/LRS/index.htm
http://www.abanet.org/legalservices/lris/directory/main.cfm?id=NY

Posted by: vinca at November 3, 2008 5:41 PM in response to Wills/Estates Lawyer in Brooklyn/NYC

Whether you are tenant or homeowner, there's a good chance you should speak with your neighbors (and/or landlord) before your appointment anyway. At least in this neighborhood, cable repair almost always involves garden-level access to reach telephone pole in a neighboring garden.

Posted by: vinca at November 3, 2008 2:48 PM in response to Missing a doorman

I'm guessing you're going to find quantities of sweatshirts, or even T-shirts, very pricey, but you might want to look at:
Brooklyn Botanic Garden Shop:
http://shop.bbg.org/mm5/merchant.mvc?Screen=CTGY&Store_Code=BGGS&Category_Code=APP
NYC Transit Museum Shop:
http://www.transitmuseumstore.com/
NYC CityStore:
http://a856-citystore.nyc.gov/

Posted by: vinca at November 2, 2008 12:37 AM in response to Brooklyn NY sweatshirts etc

Maybe my math is way off, but if not, your rent is $2300/mo., and with 20% down the monthly mortgage would be just over/under $4,000. From that point of view, it's hard to picture a sale in the near future (at least, at the current price). I think bricktop's got it right: try negotiating two month's notice as well as full refund of 12% broker's fee at time of notice (not at/after vacancy), six month minimum rental. Maybe even incentive payment if vacancy in less than two months after notice, or penalty if failure to vacate in 60 days.

Posted by: vinca at November 1, 2008 3:01 PM in response to Weirdest rental situation

From this and some of your other recent posts, it looks like you're on the verge of a major purchase, with major repairs and upgrades. I would not assume that "preservation" is cheaper than a gut job (and I write that from a preservationist point of view). I would absolutely walk through the building with a contractor prior to purchase. He doesn't have to be the person you eventually use, but he DOES have to be someone knowledgeable, and whose eye and experience is practiced enough to notice that some small crack may be an indication of a much larger hidden condition. I don't know whether Sean Dineen does walk-throughs. If he does, he will certainly be at the higher end cost-wise, but he will be worth ten times more than every dime or dollar you spend: 718-965-2364

Posted by: vinca at November 1, 2008 12:30 PM in response to Inspector for brownstone?

It's not clear from your post whether you have a boiler (steam) or furnace (air), or whether you need a plumber, a chimney specialist, or both to check vents, draft, flue and chimney to certify that all gases and fumes are being fully and properly exhausted. I do not know, nor am I recommending this company, but here is a link to their elementary FAQ: http://www.newyorkcityboilers.com/chimneys.html
See more detailed consumer information from US Dept. of Energy at: http://apps1.eere.energy.gov/consumer/your_home/space_heating_cooling/index.cfm/mytopic=12530

Posted by: vinca at November 1, 2008 12:06 PM in response to Smell from riser / heat

OP: I agree that insight from Master Plvmber would be invaluable. Other than that, my approach is quite different from what yours seems to be. For me the question is why pay $350 for a temporary fix that might add several hundreds to your heating bills when "only" $350 more would provide a permanent, better solution? I'm not dismissing $350 as a significant investment, but assuming these two options are the right options, and the difference in cost is "only" $350, I would absolutely choose a solution that addresses the origin of the problem, rather than it's symptoms.

Posted by: vinca at October 31, 2008 1:03 PM in response to Heating quandry

Momo: I appreciate reading your posts in Kemble's behalf. There seem to be many posts to which you could reply with your recommendation, including this Forum thread: http://www.brownstoner.com/forum/archives/2008/10/brownstone_buil.php

Posted by: vinca at October 31, 2008 9:36 AM in response to Excellent Super/Garbage/Handy man available for you!

Denton, your cover is blown. Forget about your guests, and start worrying about losing status with the Brownstoner posterati. No matter, linen white is a great neutral for interior rooms and even better in sunlight.

Posted by: vinca at October 30, 2008 7:01 PM in response to Paint colors for tenants?

Eggshell linen white on walls, semigloss white trim/doors/bathroom, ceiling white. BMoore throughout.

Posted by: vinca at October 30, 2008 3:55 PM in response to Paint colors for tenants?

There's a good chance that your tenant is suggesting this machine to minimize the effect/impact on you. In other words, your tenant might prefer a full-sized machine, but think there's a greater likelihood of you agreeing to this one. Since you describe her as a long-time, reliable tenant that you'd like to keep happy, maybe there's a few more questions to weigh in your thinking. Do you have a washer and dryer installed in your own unit? How convenient do you find it? Is there an existing vent you can tie into if you installed a full-size stack in your tenant's apartment? Is there room for that in her apartment? Would you be willing to do it if the return on investment made sense to you? Other than worries about floods, what else keeps you from agreeing to this request? Our building has 4 units with a stacked washer and dryer in each, and never a flood in the course of 30 years. You already know that living with tenants means that you will, at least occasionally, actually hear them and/or their machines (radios, TVs, friends, visitors, pets, etc.)

Posted by: vinca at October 30, 2008 12:33 PM in response to Tenant Wants to Install Own W/D

OP: Did no-one tell you that Phase One of the entrance exam is that you have to trust your kid to ride mass transit and navigate both test and school hallways on his own?

Posted by: vinca at October 27, 2008 12:42 PM in response to Specialized high school test at Brooklyn Tech

The booklet that came with the thermostat describes which wire is hot, which is neutral, and which should be ground (assuming your wiring is updated enough to accommodate a ground). Go back and reread the booklet, or stop playing with dangerous toys, and disconnect the thermostat until you find a qualified electrician to do the work for you. Naturally, the question arises--did you program the thermostat, or did you just wire it? Also, is it level on the wall? The thermostat is mercury based and will not work/read accurately if not level. Finally, where in your house do you have the sensor(s) mounted? If you have them mounted in an area that tends to be colder than the rest of your house, then the rest of your house will feel too warm (and vice versa). However, that would not account for your 80° reading. That would be more tied to sensors, whether level, whether programmed.

Posted by: vinca at October 27, 2008 12:21 PM in response to House is too hot.

Though the Top 50 seems to reflect a mostly Brownstone "renaissance" bias, for those of us who were born and grew up here, and have loved and lived this borough's charms our entire lives, it's hard to imagine why no nod to such visionaries as BBG Children's Garden founders and directors Ellen Eddy Shaw, Frances M. Miner and Elizabeth Scholz:
http://www.bbg.org/edu/children/cg_history.html

Posted by: vinca at October 27, 2008 11:27 AM in response to Top 50: The Final Wrap

Ikea provides downloadable room planners (and probably also provides the same service in-store). Since you're planning to use Ikea products, seems like that would be a good way to start:
http://www.ikea.com/ms/en_US/rooms_ideas/splashplanners.html

Posted by: vinca at October 26, 2008 10:31 PM in response to Create a hobby/media area

I think it makes perfect sense to ask for first, last and one month's security. From the photos, the apartment looks beautiful. The rent seems reasonable, though your location seems to be a hike from any given train station. I'd say a big drawback is that you're only offering a 6-month lease. How many stable, solvent tenants would be willing to invest the time, energy, expense, etc., of moving into a place where there's a chance they'd have to repeat the process and expense in only six months? Would you make that choice yourself? That likely plays a part in who's responding, and what message (conscious or unconscious) you're putting out that they're responding to.

Posted by: vinca at October 25, 2008 10:31 PM in response to ADVISE NEEDED ON HOW TO GET RENTERS

Sorry, I misread bathroom for bedroom in your post. Obviously, Reiker-type fans are intended for attic, etc.

Posted by: vinca at October 25, 2008 5:54 PM in response to Turn on the Heat (Lamp)

Doesn't the Duravit come pre-drilled for either left or right faucet? What will you do with that? With such a tiny basin, it seem more likely rendered unusable by a centered wall-mount faucet (regardless of aligning faucet with drain).

Posted by: vinca at October 25, 2008 5:51 PM in response to Tiniest wall mount faucet

I had been looking into these myself, but cannot recommend either from experience. You can purchase the Reiker by special order at Lowe's and, I think, also via Home Depot. HD also carries it's own version. Here are two links:
Reiker -- http://buyreiker.com/
Home Depot -- http://www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?jspStoreDir=hdus&catalogId=10053&productId=100609688&navFlow=3&keyword=717-351&langId=-1&searchRedirect=717-351&storeId=10051&endecaDataBean=com.homedepot.sa.el.wc.catalog.beans.EndecaDataBean%4031563867&ddkey=Search

Posted by: vinca at October 25, 2008 5:40 PM in response to Turn on the Heat (Lamp)

If you dig a little deeper into the link above, you'll find links to such sites as: http://www.nyccompost.org/program/lawn.html, in which NYers are encouraged to "leave it on the lawn." When one considers the number of overgrown gardens, rusted patio furniture, etc., it would seem impractical or even impossible to create and enforce a law defining what compostable v. non-qualifying waste can be kept in a yard, especially when green waste falls in a distinctly different category than rubbish. Just a note re: printed matter--at least 25% of all material now printed in the U.S. uses soy-based inks. During the early transition, that explained newsprint ink which came off on your hands. The technology has improved enough that ink transfer is no longer the norm. I cannot give you an easy way to tell one ink from another, except that many but not all users of soy ink often include a logo to that effect on their finished product.

Posted by: vinca at October 24, 2008 2:38 PM in response to What's a Proper Sheet Mulching

Vanburenproud, not sure that this quite answers your question, but you might want to look at: http://www.nyc.gov/html/nycwasteless/html/at_agencies/laws_directives.shtml#yardwaste

Posted by: vinca at October 24, 2008 2:08 PM in response to What's a Proper Sheet Mulching

Many years ago, Vigilante used to do all the work in our building. They used to be a wonderful company, but that description no longer seems apt. We also use natural gas, and do run a cleanser through our system annually. The recommendation might be worth heeding; the demand to do it now or pay more for another visit...not so much. Scuttlebutt suggests their employees are paid commissions on a per job, per visit basis. Leave it to you to figure out where the $200 escalation applies.

Posted by: vinca at October 23, 2008 8:28 PM in response to Boiler-Chemical Cleaning

Are you talking about a cove ceiling? I'm pretty sure that traditional plasterers made their own molds or jigs for each cove. Maybe you can cut one from a plastic squeegee or PVC pipe? Also think that there have been previous Forum threads on this topic, as well as articles in the NY Times and video How-To's on either This Old House and/or Bob Vila.

Posted by: vinca at October 22, 2008 9:57 PM in response to How To: Plastering Where Wall-meets-Ceiling Curved Radius?

New radiators from a plumbing supply store. Used radiators sometimes offered on this forum or available through architectural salvage shops. Unless planning to install yourself, talk with your plumber.

Posted by: vinca at October 22, 2008 8:58 PM in response to Need to replace Radiators

There's a lot of potential for berserkness in becoming a new homeowner. Especially in the beginning, there's the learning curve in tandem with the demands of financing, purchasing, registering, owning, maintaining, repairing and renovating. How to learn what needs attention, and who to hire for work and materials you're unfamiliar with. But those are very different issues than whether a contract is good or bad. A lousy or unreliable contractor or other vendor will defeat a good contract or cost you a fortune in either enforcing it or repairing their shoddy product. An incompetent attorney will never provide a good contract in the first place. You're wrong that you don't get to make the terms of the contract. Until you sign it, it's up for negotiation and it needs to meet your needs as much as the vendor's. There are many resources, including questions and posts to this forum, which can help with information and advice along the way. You have to make room in the midst of berserkness to seek them out.

Posted by: vinca at October 22, 2008 5:41 PM in response to contracts, contracts, everywhere contracts

I actually think contracts are a great thing. Both parties know and agree to the scope and terms in advance. Both parties agree to areas where unknown conditions might arise and costs/terms can change. I work in manufacturing, and usually pay in advance for materials for established customers, but I don't do that for first-time clients, and I wouldn't expect a contractor to do that either. Especially, I wouldn't expect them to do that in this economic climate, where long-time manufacturing clients are extending payments for 60, 90, 120+ days. BTW, not sure why you're paying for security you don't want--delete it from the contract.

Posted by: vinca at October 22, 2008 3:55 PM in response to contracts, contracts, everywhere contracts

We have marble under outside door, and aged replacement wood saddle under inside door of vestibule. I assume that the original was marble, which would have been more fitting. I agree with SenatorStreet--marble does not have to be, and in this case should not be, highly polished (particularly if you've still got original tiles).

Posted by: vinca at October 22, 2008 12:21 PM in response to Saddle material for new entry doors?

My understanding is that egress requirements are directly related to use and occupancy. It certainly was an issue in our multi-family, even with sprinklers throughout building and direct exits to outdoors on every floor. Smokychimp's qualifiers are important. The Means of Egress chapter of the building code can be found at: http://www.ci.nyc.ny.us/html/dob/downloads/bldgs_code/bc27s6.pdf

Posted by: vinca at October 22, 2008 11:27 AM in response to Stairs from parlor level to garden level

Wood in most doorways; marble for bathrooms.

Posted by: vinca at October 22, 2008 11:12 AM in response to Saddle material for new entry doors?

Water and sewer rates have recently increased tremendously (11.5% FY2008? 14.5% FY2009?). Maybe it's the recent rate hike, or maybe your building has a hidden leak, or either you or your tenants have a leaky faucet, a constant drip, or a running toilet. Go to your cellar and look at your water meter when no one is using water. If the meter is turning, then water is running somewhere in your building. It is astonishing that one constantly running toilet can add several hundred dollars to a quarterly bill. For information on how to read your meter, see: http://www.nyc.gov/html/dep/pdf/readmeter.pdf

Posted by: vinca at October 21, 2008 9:02 PM in response to Water bills

NHS of East Flatbush (http://www.nhsnyc.org/eastflatbush/) just ran a terrific workshop on winter preparation and energy savings (http://www.brownstoner.com/forum/archives/2008/09/free_energy_sav.php). In conjunction with NYSERDA, NHS offers low-interest financing to qualified homeowners for the kind of energy efficient improvements you are describing. Log onto www.GetEnergySmart.org, and/or call NHS at the phone number in their original post.

Posted by: vinca at October 21, 2008 7:33 PM in response to Drafty Windows

Be sure to document your conversations (i.e. keep a written record of date, subject, etc.). You will be in a much better position legally if your exchanges take place in writing, and if your letters are sent by both certified and snail mail. Your letter should clearly state your position and include a deadline (i.e. security deposit to be returned within 30 days with no deductions, terms of the lease were met, proper notice given, apartment left in broom clean condition, etc.). Clearly, the landlord is not entitled to rely on or withhold your security deposit until she finds a new tenant. You might do well to include the full link, or at least this extract and citation from the link Smokychimp provided: "The landlord must return the security deposit, less any lawful deduction, to the tenant at the end of the lease or within a reasonable time thereafter. A landlord may use the security deposit: (a) as reimbursement for the reasonable cost of repairs beyond normal wear and tear, if the tenant damages the apartment; or (b) as reimbursement for any unpaid rent" or to include the following extract and citation from page 9 of the Attorney General's tenant's rights guide:
http://www.oag.state.ny.us/bureaus/real_estate_finance/pdfs/tenants_rights_guide.pdf
"The landlord must return the security deposit, less any lawful deduction, to the tenant at the end of the lease or within a reasonable time thereafter. The landlord is obligated to return the security deposit whether or not the tenant asks for its return."

Posted by: vinca at October 20, 2008 9:38 AM in response to Deposit return ???s

Oops! Meant to post this BBG compost link instead, and further below is another link with more information about garden pests, diseases and invasives:
http://www.bbg.org/gar2/topics/urban/composting/index.html
http://www.bbg.org/gar2/pestalerts/

Posted by: vinca at October 19, 2008 9:39 PM in response to Leaves & Garden Clippings Compost/Recycling?

This may not apply to your trees, but the city is still fighting a battle with Asian Longhorned Beetles. For information about safe disposal of trees and branches, see: http://www.nycgovparks.org/sub_your_park/trees_greenstreets/beetle_alert/beetle_alert.html
As to compost, if your leaves are oak, there are many gardeners who would be thrilled to have them as mulch (because they lose their acidity as they decompose, and because their structure keeps them from compacting into a solid sheet). Many community gardens accept compost donations. Two links for more information are:
http://www.bbg.org/gar2/topics/urban/composting/basics.html
http://www.openplans.org/projects/compost/resource-sheet-with-other-locations

Posted by: vinca at October 19, 2008 9:22 PM in response to Leaves & Garden Clippings Compost/Recycling?

An additional observation: it is hard to identify the rooftop tree from your photo, but from the shadows on your facade I'm going to suggest it's an Ailanthus, a tenacious, non-native tree that can grow in virtually any crack or pile of debris, surviving where no other tree can (thus, not only making itself at home on a rooftop, but serving as theme and metaphor in the novel "A Tree Grows in Brooklyn"). For information on removal (which will not be easy), try the Brooklyn Botanic Garden's walk-in Resource Center or call their Gardener's Help Line at 718-623-7270.

Posted by: vinca at October 19, 2008 3:05 PM in response to Convince Neighbor to Fix Dangerous Abutment

Re: ivy, since it's not a myth, there's no reason to debunk it. Here's a link to a simple, not overly botanical PDF on the subject: http://www.northwilts.gov.uk/vegetation_-_web-friendly.pdf

Posted by: vinca at October 19, 2008 1:15 AM in response to Convince Neighbor to Fix Dangerous Abutment

There are architects, code compliance professionals, etc., who read this forum and, hopefully, they will weigh in. Until that time, I think there are several courses that I would follow if faced with a similar situation:
--1) Call and ask your questions to one or more of the following professionals you have already worked with: architect, engineer, person who performed the inspection for your purchase (both in terms of clarifying whether the condition exists on your property, on your neighbor's, or both; and in terms of what local laws might govern and how to proceed in addressing the presumed hazardous condition);
--2) Return to my neighbor following conversations with those professionals and express ongoing concern about your own safety, the neighbor's safety, and the public's safety;
--3) If the neighbor remains unresponsive, inform them that most likely reduces your options to calling DOB and reporting a hazardous condition. Keep in mind that it may turn out that you, and not your neighbor, is responsible for the hazardous condition.
The City maintains an Unsafe Buildings hotline. I imagine they might be able to answer your questions, but I've never spoken with them and can't say that from experience: Unsafe Buildings Unit, 280 Broadway, 7th floor, UB Hotline: (212) 566-3382. You might also want to Google: 1. NYC Administrative Code Sections 27-129 (b) Notification requirements; and 27-1021 Protection of sidewalks; 2. 1 RCNY § 32-03 (b) (2) (vii) Inspection procedures and (b) (5) (i) Unsafe conditions; 3. OPPN 1/ 05 Procedure for Local Law 11/98 Unsafe Notification. Though this does not appear to apply based on your photograph, you might also want to Google the City's "No Penalty Retaining Wall Inspection Safety Program." To add even more information to the mix, the link below is from a firm in Illinois, but covers NYC facade conditions: http://www.wje.com/facadeordinance/newyorkcode.html. Finally, ivy is extremely destructive to brick and mortar, and you would be wise to eradicate it from your own building's facade.

Posted by: vinca at October 18, 2008 5:17 PM in response to Convince Neighbor to Fix Dangerous Abutment

Go to HPD website:
http://www.nyc.gov/html/hpd/html/homeowners/homeowners.shtml
Along the left hand side, you will see links for much of the starter information you'll need, including HPD's excellent free classes. For code enforcement questions (i.e., inspection certificates, boiler signs, etc.) I suggest you meet personally with an inspector at: HPD Enforcement Services, 210 Joralemon St., Room 806, Brooklyn, NY 11201 - (718) 802-3662.

Posted by: vinca at October 17, 2008 12:52 PM in response to 3-family owner responsibility/regulations

Check these two sites:
http://www.interiorrefiners.com/
http://www.jillvegas.com/

Posted by: vinca at October 15, 2008 5:25 PM in response to Paint color scheme help

What, The What, he's in your brain
with doomsday predictions obscure and arcane
and always, persistently, flowing profane;
Though he treats folks with disdain
and party disinterest he does feign
attendance or not, The What'll still reign.

Posted by: vinca at October 15, 2008 2:09 PM in response to The real end of the world party...

Check your CO to see how the DOB has classified the space to date (whether cellar or basement). If you don't know how to do this, go to: http://www.nyc.gov/html/dob/html/bis/bis.shtml and enter your address number and street in the column on the far right. At the top right of the next page that opens, you will find a link to your CO. If the building was constructed prior to 1938, there is a chance it will have no CO.

Posted by: vinca at October 13, 2008 6:53 PM in response to habitable Basement/cellar

I'll certainly compare their prices in the future, but I just placed an order with EBA yesterday (Sunday), which was already delivered today (next day, Monday holiday). For two items, compared with AppliancesBuyPhone, EBA charged $110 less on the first, and $15 less on the second. I paid their standard $55 for delivery, which included both items carried to a 3rd floor rental. They did not arrive in a PC Richards truck. FWIW, that still leaves me $70 ahead of ABP pricing. Harry's--where I would have comparison shopped--is, unfortunately, closed on weekends and no website. EBA Appliance World, Nostrand Ave., Brooklyn - http://www.shopeba.com/

Posted by: vinca at October 13, 2008 1:16 PM in response to Appliance shop recommendation

If you've got cable already run throughout the house, ask your provider (Time Warner?) to provide splitter(s), and connect the splitter and your modem into one of the upstairs cables (i.e., split the signal with your TV connection).

Posted by: vinca at October 13, 2008 10:42 AM in response to Extended range wireless router?

I can't recommend them from experience, but the second post in answer to the recent thread below might be what you're looking for. As to wireless v. Cat-5, it's certainly more convenient, but I'd say it depends on your neighborhood, how close your neighbors are and how much interference you might experience from their various devices:
http://www.brownstoner.com/forum/archives/2008/10/low_voltage_wir.php#comments

Posted by: vinca at October 11, 2008 4:45 PM in response to Looking for network consultant

Here's a link to NYC Housing Maintenance Code. See Subchapter 3: PHYSICAL AND OCCUPANCY STANDARDS FOR DWELLING UNITS - Article 1: Lighting and Ventilation:
http://www.housingnyc.com/html/resources/hmc/hmc.html
The short version of what you'll read in the code, using NYCHA standards, is directly below. Also a link for short Gothamist article on illegal bedrooms:
BEDROOMS: Each bedroom must have at least one window which must open and be large enough to use as an emergency exit. There must be a door, which can be closed. Each bedroom must measure at least 80 square feet.
http://gothamist.com/2007/09/04/lot_line_window.php

Posted by: vinca at October 11, 2008 11:51 AM in response to Definition Bedroom

Here's a link for HPD's FAQ on basements and cellars which should help answer some of your questions:
http://www.nyc.gov/html/hpd/downloads/pdf/PreservationSvcsBrochure_BasementCellar.pdf

Posted by: vinca at October 11, 2008 11:40 AM in response to habitable Basement/cellar

I think it's fine to let them use your outlet, but would want more information first. What will they be running? Do you have sufficient power from that outlet? What happens if their use adds more than $50 to your bill? It's not that hard to get Con Ed to restore service, so personally I'd ask why they haven't been able to do that. I think it's better to clarify some of these questions before giving a blanket okay.

Posted by: vinca at October 11, 2008 9:17 AM in response to Should I let them use my electricity?

All hardware stores carry the parts you need for this, and many will have someone on staff or know someone in the neighborhood who will rewire for a fee. Rewiring is a very simple DIY project--if you've ever changed a spark plug, you can certainly rewire a lamp. There were recent posts about basic classes at NHS and City Tech that cover the topic, as well as previous threads, including this one: http://www.brownstoner.com/forum/archives/2008/07/rewiring_a_fan.php#comments
In the city, I've often noticed a sign in the window of a hardware store near the Strand (the hardware store is/was at approx. 12th St. and University Pl., but can't say for sure since I've only walked past it).

Posted by: vinca at October 11, 2008 8:51 AM in response to Who does lamp repair?

As mentioned above, Park Slope always has a large children's parade. This year the Civic Council is also sponsoring a fundraiser for the Old Stone House, a Costume Contest, free Halloween Trick or Treat bags, and more. See: http://parkslopeciviccouncil.org/halloween-parade

Posted by: vinca at October 11, 2008 8:00 AM in response to what is halloween like in brownstone brooklyn?!

I had friends who planned to do this, until they found that the walls dividing the stairs from the rooms contained load-bearing columns. Instead, they opened most of the walls, and refashioned the columns into something more aesthetically pleasing.

Posted by: vinca at October 10, 2008 3:14 PM in response to considering open floor plan for our place

OP wrote: "...I called his company to get someone out for an estimate, and they said it would cost $400 just for the estimate!! And if I hire them, they'll credit me $200 of that. Seems insane... Is that standard??? I can't imagine..."

Sorry, Tanner, I didn't realize this qualified as a compliment in your books.

Posted by: vinca at October 10, 2008 11:22 AM in response to rec's for oil to gas conversion (plumber?)

Just a comment from someone who's never used Gateway Plumbing, who's quite loyal to their own plumber, and who doesn't know OP or have a stake in the outcome of the decision. Tanner: nobody but you and Gateway's receptionist know for sure what information you conveyed, and what question the receptionist perceived. One thing is certain, and that is how often Master Plvmber provides thoughtful and free advice in response to numerous Brownstoner queries, including your own. I can certainly appreciate that $400 is a big chunk of change to invest before you're sure what your job entails and who you'll hire to do the work. But why not just say that and ask others for recommendations and input? Why call a company, get an answer you don't like, and then move on to calling Master Plvmber's post thoughtful but Gateway's charges insane? Will that help you figure out the dimensions of your heating system or who else to hire? Will that make it easier for you and Gateway to work together if it turns out he's the best guy to do your rebuild? Will that encourage or discourage Master Plvmber from continuing to post thoughtful, free advice--the kind of insight gained only through years of hands-on experience--to people who are not sure where or how to start and are grateful for insight into both? I'd say that Master Plvmber's explanation of his charges makes at least as much sense as your hesitation of paying them. More to the point, MP is a valuable resource who deserves a round of applause for his knowledgeable and steady input, and who you're free to hire or not. Why disparage a company you've never used?

Posted by: vinca at October 9, 2008 11:35 PM in response to rec's for oil to gas conversion (plumber?)

Bohuma is right about speaking with your attorney. However, unless your attorney specializes in landlord-tenant law, there is a good chance s/he will not be fully informed about use. Assuming it works with the new configuration, there is a possibility that YOU might be able to use the not-yet-legalized unit, while renting the 2 units that conform to the current CO. That would NOT make your use legal, but it *might* minimize the chance of litigation. Don't take my word for it--this is REALLY something to confirm with your attorney AND with the DOB. Equally important, speak with your architect as well as your well-informed contractor. Do you have a temporary CO for a 3-family? If so, when does it expire? A visit to the DOB can also be useful. My experience is that most of their employees will be very helpful if you're patient and willing to spend the time being referred from one room and one desk to the next. Some useful reading:
http://www.nyc.gov/html/dob/html/guides/series.shtml
nyc.gov/html/dob/html/certificates/co_factsheet.shtml
nyc.gov/html/dob/downloads/pdf/illegal_conversion_factsheet.pdf

Posted by: vinca at October 9, 2008 11:23 AM in response to Can you rent in Midst of CO change

The answer is both straightforward and complicated, and far more complex than this reply. Here's the straightforward part: 1) You cannot legally rent an apartment for which you have no CO, and 2) Your contractor sounds very well informed. If you did rent an illegal unit, you would be chancing potential litigation. If that came to pass, you'd certainly lose and you'd also pay dearly. Here's the part that's not so straightforward (though intentionally different than yours, it should give you an idea of the complications): In this example, the building has a 3-family CO. The current CO shows the 1st and 2nd floor as one legal, duplex apartment. If they were divided to create two separate rentals, while in the process of conversion and until a new CO was approved, only one of the two floors would qualify as a legal rental, and the other floor would not.

Posted by: vinca at October 8, 2008 5:35 PM in response to Can you rent in Midst of CO change

Are the outside walls brick? If so, carefully examine your mortar and brickwork. Water will enter through loose and damaged mortar and exit at the point of least resistance, including around window frames. Again, if brick walls, the bulge likely indicates mortar defect/failure. When gutters are clogged the water will cascade down the facade and penetrate the entire wall. Fixing the clog helps avoid that particular cause, but does not address the brick and mortar's condition.

Posted by: vinca at October 6, 2008 12:09 PM in response to Water Damage

Dutch or half-Dutch doors are common in barns, stalls, etc. Dimensions might not work with your house, and not sure you'll like the construction, but two sites you can look at are: http://www.doubledutchdoors.com/index.html
http://store.aluminumhorsestalls.com/dodudo.html

Posted by: vinca at October 5, 2008 9:50 PM in response to Dutch door

Brownsville: I just tried to drop a line to your Email address. It was returned to me as undeliverable. "Remote host said: bigblackpants at aol.com - 550 MAILBOX NOT FOUND [RCPT_TO]"

Posted by: vinca at October 1, 2008 4:11 PM in response to Removing a Need from a Deed

Brownsville: One very important thing I forgot to mention is a medical directive. In case no medical power of attorney yet exists, you can begin that conversation with your parents by using: http://www.agingwithdignity.org/5wishes.pdf
If you post an Email address or other way to reach you, I will send two attorney recommendations.

Posted by: vinca at October 1, 2008 1:41 PM in response to Removing a Need from a Deed

Brownsville: I think this is a much bigger question than the one you're asking, and that you and your parents would do well to speak to a good trust and estate attorney (not easy to find). At minimum you should examine your own taxes and expenses, as well as your parents'. Lowering your parents' taxes might be the least of what needs to be attended to. Things to consider: What was the value of the house when you bought it, and what is it's value now? What are your parents' medical expenses and what can you anticipate for the future? Do you or they have the funds to pay their current health care expenses or to pay for long-term care? Have your parents written a will? If so, when was it last updated and who has a copy? How well organized is their record-keeping? Who did they name as executor, and is that person still a good choice? Do you have siblings, other family members, or other parties who should be consulted in the current decision or who will figure in later outcomes?

What: How about OP sends her parents over to wash your mouth out with soap, something your own parents apparently overlooked? While OP's parents submerge you in a ritual cleansing, maybe she'll have a chance to consider genuine responses without being assaulted by your foul-mouthed, negative-attention-seeking, depraved rants.

Posted by: vinca at September 30, 2008 11:27 PM in response to Removing a Need from a Deed

If you've never purchased plants via catalog or online, there's a good chance that the stock and/or shipping schedule will not meet your expectations. In particular, take note of what Back40 writes about "sticks." That's not to say these vendors are either good or bad--some have exquisite inventory. It's just to say that ordering online is not like selecting a plant at a nursery. Though I never would have said this a few years ago, don't ignore what's available at Home Depot and Lowe's, especially those outside the city (but don't expect either of them to give you good planting/care advice). Two non-Brooklyn nurseries with distinctly different styles:
Hicks Nurseries, Inc. (Westbury, LI) - 516-334-0066
http://www.hicksnurseries.com/
Sweet Valley Farms (Ringoes, NJ) - 908-806-3276
http://www.sweetvalleyfarms.com/

Posted by: vinca at September 30, 2008 2:50 PM in response to Buying Outdoor Plants Online

Benjamin Moore has a classic color fan deck, which includes their palette of Historical Colors. You can "paint" your room online at the B.Moore site, by going to their home page, selecting "For your home", choosing "Personal Color Viewer", and after selecting a photo, clicking on Historical Color from the "select color" button. This is a different site which might find easier to start with: http://www.myperfectcolor.com/Benjamin-Moore-Historic-Colors-Collection-MPC-s/3351.htm
The thing to remember is that what shows on your monitor is not necessarily the color as it appears in the fan deck, and what shows in the fan deck is not necessarily how the color will feel on your walls. For example, the historic color Windham Cream can appear very ordinary in some light, and very buttery in others--on your screen it might appear anything from cream to pinkish. Get a sample of the color you like, put it on your wall, and see what it's like to live with. For saturated color, look at B.Moore's Aura line.

Posted by: vinca at September 30, 2008 2:19 PM in response to Classic brownstone interior paint color?

BQE1970: There are attorneys, architects, contractors, expediters, etc. who read these posts--but I'm none of those. While many Brownstoner posters are incredibly knowledgeable, creative and skilled (as well as, often, the obverse), it seems to me a bad idea to rely on online advice. Below are two more links to discuss with your attorney. The first link speaks a little about retroactive corrections, but does not yet appear to be law. Search for "curb" in the second link:
http://webdocs.nyccouncil.info/attachments/82090.htm
http://www.nyccouncil.info/html/legislation/legislation_introbyyear.cfm

Posted by: vinca at September 28, 2008 8:23 PM in response to Curb cut legal?

My take on this is a little different than Steve's: As a courtesy to the current owner, and under the assumption that you'd like your purchase to proceed smoothly, I'd ask your attorney to open a discussion with the seller's representative about the existence of curb cut permits and final sign-off. Having recently dealt with HPD's violation reissuance program, it's clear there's lots that doesn't show up online yet might still be lurking in forgotten file cabinets of city bureaucracy, even when you've searched diligently (including a title search). Depending on the outcome of your attorney's conversation, my personal recommendation is to visit whatever city agency in person. Yes, it's time consuming and often daunting, and yes, there's a chance you're opening a Pandora's box (therefore, speak with seller first), but I've always gotten good results from in-person visits, and always eventually been helped by at least one person who's given me more information than I first understood to ask or look for.
Some past or pending City Council hearings on curb cuts --
Transportation Committee meetings chaired by Councilman John Liu regarding:
Int 213 - A Local Law to amend the administrative code of the City of New York, in relation to placing greater regulations and restraints on the creation of driveway curb cuts; ending self-certification of curb cuts by lot owners; and providing local community board notification. Proposed
Int 217-A - A Local Law to amend the administrative code of the City of New York, in relation to demarcations at mid-block pedestrian ramps on curbs.
Int 620 - A Local Law to amend the administrative code of the City of New York, in relation to requiring the illegally created curb cuts to be restored, making those who maintain illegally created curb cuts liable for penalties, requiring the department of transportation to restore illegally created curb cuts and providing for the reimbursement to the department for the cost for such work.
Int 639 - A Local Law to amend the administrative code of the City of New York, in relation to the review of curb cuts.

Posted by: vinca at September 28, 2008 7:00 PM in response to Curb cut legal?

See this from DOB: http://www.ci.nyc.ny.us/html/dob/downloads/pdf/curbcuts.pdf

Posted by: vinca at September 28, 2008 4:02 PM in response to Curb cut legal?

You might find permitting info online, but recommend that you read the following links. When it comes to curb cuts, it appears that more than one City agency prevails. Especially read the first link if the property is in a landmarked district:
LPC, Approvals for Work Required, page 32 --
http://www.nyc.gov/html/lpc/downloads/pdf/pubs/workguide.pdf
nyc.gov/html/dob/html/about/faq1.shtml
home2.nyc.gov/html/dcp/pdf/sigrowth/driv_curb_parking_rules.pdf
home2.nyc.gov/html/dcp/html/zone/glossary.shtml
queenscrap.blogspot.com/2008/04/dcp-and-dob-have-different-curb-cut.html

Posted by: vinca at September 28, 2008 2:17 PM in response to Curb cut legal?

Dear All Star Shlocksmith, er... All Star Shmucksmith, er... allstarlocksmith...
Excuse me...I seem to be having trouble typing today.
How unfortunate to be the owner of a security company with such serious security problems as your own. Not a very good advertisement for the services you're peddling. I guess that explains the sale. I can only imagine how it feels for you as an owner to see some chump posting such annoying trash using your name. Certainly no decent business owner, or any owner in their right mind would annoy potential customers the way the chump-poser-supposed owner of your business is annoying readers of this forum. Certainly no decent business owner would assault a community forum with spam directly linked to his own business. Certainly no decent smart intelligent business owner would ever invest good money in the trash graphics that are being posted on this site under your name. Certainly all smart intelligent decent business owners understand that when they post on a public site, they have to live with the results of their public invitation to comment on services and charges--the good, bad, and according to more than one responder, apparently terrible. Oh, woe is you! To have to hired such a chump and given him your name and password, unlimited internet access, and to have him on your payroll too. Does it take one to know one in your business, or is it possible there's a chump check-off line on your job application?

Posted by: vinca at September 27, 2008 2:19 PM in response to ALLSTAR LOCKSMITH

Dear All Star Shlocksmith, er... All Star Shmucksmith, er... allstarlocksmith...
Excuse me...I seem to be having trouble typing today.
How unfortunate to be the owner of a security company with such serious security problems as your own. Not a very good advertisement for the services you're peddling. I guess that explains the sale. I can only imagine how it feels for you as an owner to see some chump posting such annoying trash using your name. Certainly no decent business owner, or any owner in their right mind would annoy potential customers the way the chump-poser-supposed owner of your business is annoying readers of this forum. Certainly no decent business owner would assault a community forum with spam directly linked to his own business. Certainly no decent smart intelligent business owner would ever invest good money in the trash graphics that are being posted on this site under your name. Certainly all smart intelligent decent business owners understand that when they post on a public site, they have to live with the results of their public invitation to comment on services and charges--the good, bad, and according to more than one responder, apparently terrible. Oh, woe is you! To have to hired such a chump and given him your name and password, unlimited internet access, and to have him on your payroll too. Does it take one to know one in your business, or is it possible there's a chump check-off line on your job application?

Posted by: vinca at September 27, 2008 12:51 PM in response to ALLSTAR LOCKSMITH

If your house is in a landmarked district, you will need LPC permit for trash bin enclosure. See bottom of page 32, Approvals Required for Work: http://www.nyc.gov/html/lpc/downloads/pdf/pubs/workguide.pdf

Posted by: vinca at September 26, 2008 10:31 PM in response to need referral for a code consultant

Unless the apartment is rent-regulated, the call is yours whether you want to renew or not. Do the right thing and give the tenant as much lead time as possible to find a new place and pack. As to drama, check your own approach to be sure it's not a contributing factor. Be clear on what final outcome you desire, and what flexibility and good will you can bring to accomplish it.

Posted by: vinca at September 24, 2008 1:07 PM in response to