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February 28, 2005

basement value

we are buying a house, 4 story + english basement, in Park Slope with another couple. They are taking the top duplex. We are taking the bottom. We also want to "purchase" the basement since it's connected to our apt. and has a kitchenette and bath which we can use as a living space for an au pair.
It is a pretty crummy place right now but of course is of resale value, more to our apt. than theirs. (there is common space where the boiler etc... is and we must figue that in too).Any ideas on how to value this space? What % of the total value of bldg? Or is their some other way to figure it?

Posted by anon at 02:52 PM | Comments (11)

February 27, 2005

etched glass for parlor doors

I have an 1860's early victorian/italianate style north slope brownstone. I am in the process of redoing the dining room and it's wood. I am looking to find out what the original style of glass was ( I think it was etched frosted glass) and have someone create or even mass produced is fine) the 8 panels needed for the parlor doors.

If anyone has photos of their parlor doors with original glass to share, that would be very helpful also.

Posted by anon at 11:05 AM | Comments (0)

February 25, 2005

Maintenance Companies

We are a small coop (10 units) in Park Slope looking for a maintenance company whose fees will not kill us. Does anyone know of companies that do general management (maintenance, some bookkeeping, etc) for under $700/month?

Posted by anon at 03:00 PM | Comments (1)

February 24, 2005

Carpenter

We hired a carpenter/contractor to re-do our foyer last February. He did a beautiful job, but didn't finish and quit due to pressing larger assignments he had accepted. We didn't have a contract, and didn't want to pursue legally anyway.

We need someone to get and install a mahogany door to the front of our co-op unit, which is in a converted Mansion in Fort Greene, Brooklyn. The door must be stained on the inside to match as closely as possible the work already finished and be painted on the outside to match the other doors in the co-op building.

There are also some minor areas of trim that need to be finished as well surrounding the door and in a couple other places in the foyer. Very minor for the most part, but essential for a completed look.

We have already purchased ALL of the hardware and locks for the door. So we would want someone to install those to the door as well.

We are hoping to move within the next couple months, so time and quality of work are our first and foremost priorities.

Thank you.

Posted by anon at 08:04 PM | Comments (2)

Gas heat to electricity?

Is it such a crazy idea after all?

For 3 family brownstone: convert from gas boiler/waterheater to electrical baseboard heat and 3 topically applied tankless waterheaters. Do not remove gas supply from the basement, just conserve.

Contras:
1. Cost of conversion ( but we are planing to upgrade electric anyway and doing this very soon. Also, we will never have to buy new gas furnace or pay for service )

2. Cost of heat ( this is the real problem, but brownstones with a very thick walls and only 2 walls outside are very energy efficient, especially this is true for deep brownstones. Also, you can always improve outcome with smart design, like surrounding baseboard heaters with slate tiles on the wall and on the floor)

3. Air is dry ( but probably there are some
advanced baseboards with humidifier builtin)

This is basically all contras that I can think about.

Pros:
1. No more boiler room. For our layout ( very high windowed basement ) it is a potential to have the whole basement, 1200sf living space only for us ( save small entrance area where electrical meters are placed and where we can create common storage space for tenents ).
2. No boiler maintenance ever, no expences.

3. Independent heating bills. Now it is very hot on parlor floor where we live, but we sat it to 70 because tenants from the 3rd floor complains that it is cold for them ( windows are new ). We do not want to be the bad guys. Let them set it as they like and pay for this.
Alternative is to install 2 more gas furnaces with all the expences related to this.

4. We were thinking of converting our house to coop or condo. In this case it is only a plus to have an independent heating systems.

5. Now radiators are placed in some of the most inconvinient places that you can think of. We can place heaters where they should be - under the window. May be even create attractive cover that goes in synk with the period of the house.

So, what do you think of this?

Posted by anon at 04:31 PM | Comments (3)

February 23, 2005

Attractive Intercom Systems

We need to figure out our intercom system pronto. Lee Dan seems okay and and we'll probably go with their stainless steel model unless some helpful reader can point us in the direction of a company that makes intercom panels/boxes that are designed to complement an historic home. Any suggestions?

Posted by brownstoner at 01:08 PM | Comments (1)

February 22, 2005

Shower Doors

Can anyone recommend a glass shower door fabricator? We're looking to put in frameless glass shower doors.
Thanks

Posted by anon at 01:53 PM | Comments (4)

February 21, 2005

General Contractor

My husband and I are preparing for a major renovation of our Carroll Gardens brownstone including finishing the basement. I am wondering if anyone has any recommendations for a trustworthy, detail oriented general contractor who is experienced in working on brownstones and cares about craftsmanship. Everyone we have worked with in the past has been very sloppy and inconsistent.
I would appreciate any suggestions.
Thanks!

Posted by anon at 11:06 AM | Comments (4)

February 17, 2005

Cost of 2 Level Addition?

Does anyone have an approximate idea how much it would cost to build a 2 story addition to the rear of a brownstown 14' x 14' footprint? There's no access to the back yard except through the house, so I would imagine that would add to the cost. We're trying to get some idea before hiring an architecht.

Posted by anon at 02:54 PM | Comments (3)

February 16, 2005

Repointing Foundation

Interested to see if anyone has had any experience repointing their feildstone foundation walls. What did you use, or maybe more appropriately for this site, who did you use? As in most 100+ year-old townhouses, the sand-based mortar is falling out, and needs to be re-done. Any advice would be appreciated.

Posted by anon at 12:59 PM | Comments (3)

Converting Window to Door

I'm looking for someone to convert a rear window on my parlor floor into a door, for access to a deck I've already had built. The job will involve knocking out part of the wall since the base of the window in higher than the floor of the deck. Any recommendationms appreciated.

Posted by anon at 09:47 AM | Comments (2)

Paint stripper

I'm looking to strip some millwork (doors and trim) in our 1860 brownstone. Anyone have a recommendation for a company that I can bring them to have them dipped in stripping tanks?

Posted by anon at 08:48 AM | Comments (4)

February 15, 2005

mechanical restoration

I am considering making an offer on a brownstone in Brooklyn but the building needs work on the electric, plumbing, and roof. I have had a difficult time finding any sort of range on the cost of these improvments. I understand that estimates are difficult due to the specifics of each situation, but any information would help me decide if this house is a realistic option. I'd rather have some ballpark figures before I make the offer and before I get someone out there to do an inspection. If anyone has some insight into this or any websites or other information that I should check out, I would really appreciate it.

Posted by anon at 10:45 PM | Comments (8)

Concrete and waterproofing

we need a contractor who does concrete work and concrete waterproofing.

our Clinton Hill 4 story has a vacant lot next door and we need to waterproof the basement wall. i imagine this will entail working in sections, digging about 8ft down in lot next to house, applying stucco to side of house, and waterproofing the stucco with some sort of coating. we're looking to do this in the early spring...

any recommendations would be great!

Posted by anon at 06:19 PM | Comments (2)

beaded wall panels

In our 1910 brownstone we've discovered the original beaded oak panelled walls in our dining room, underneath layers of paint, plaster, and fiberboard. We're trying to restore the walls, but the plaster over the actual beading is rendering them unsalvageable. Anyone know where we can find replacements for just the narrow strips of wooden beads? Thank you.

Posted by anon at 04:59 PM | Comments (2)

looking for a vinyl siding fix-it company

We have developed a leak somewhere down the front of our house. We had a contractor come and do several repairs - unfortunately the last snow and subsquent melt showed that there is still a hole somewhere. Our contractor thinks it is a problem with the siding/facade or possibily the drainpipe, but he can't do the necessary work.

Can anyone recommend a siding installation/repair company that can do some recon work and a patch? We eventually want to re-clad the front of our house with a more attractive (and historically accurate) facade, but for now we just want to stop the leaks! Thanks ...

Posted by anon at 02:20 PM | Comments (1)

Ironwork and Decks

We need to rehabilitate the ironwork on our stoop and we also need to have metal hatches fabricated for the old coal hatches in the front and back of our house. Any recommendations for contractors?

We are also looking for someone to build a deck off of our parlor level.

Thanks

Posted by anon at 02:16 PM | Comments (3)

landscaping brownstone gardens

has anyone hired a consultant to help rethink a long-neglected garden? I'm not looking to turn ours into a House and Garden spectacular; but need some help figuring out what plants will work, how best to use the limited space, etc.

Posted by anon at 10:31 AM | Comments (4)

February 11, 2005

fire escape access

I have a one-family four-floor house without fire escapes or sprinkler system. Does anyone have any good suggestions (including service providers) for fire escape systems? I ordered the kind of Res-Q ladders that are supposed to fit over the window ledge but the ledges in my house (an 1850s brick townhouse) were too wide. Any alternative ideas gratefully received. Also has anyone had a hydraulic roof-access door fitted, and if so can you recommend a company to install, and give some idea of prices?

Posted by anon at 10:11 AM | Comments (1)

February 08, 2005

Architect

Can anyone recommend an architect who would be interested in cosulting on a brownstone renovation project for a limited time on an hourly or daily basis?

My fiancee and I have worked very hard to draw up our own plans for our renovation, and would love to have an expert eye take a look at and troubleshoot what we've done before we put our ideas into practice.

Posted by anon at 12:46 PM | Comments (7)

February 07, 2005

Facade Renovation

We're planning a complete facade renovation of our 12' wide Clinton Hill frame house. All drawings approved and permits are in place. We'll be replacing the staircase to the parlor floor and the entrance doors (since removed and replaced with windows),replacing all windows, removing existing siding and replacing with clapboard. We're shopping for estimates and any recommendations would be greatly appreciated.

Posted by anon at 08:45 AM | Comments (3)

February 04, 2005

lead in water

The water in our house tests high for lead, and I'm wondering how other homeowners have handled this problem. There is a lead pipe in our basement leading from the water main which may be causing the problem on its own; but our former contractor told us that there may be other sources of lead impacting the water supply outside the house, and that rather than replacing the lead pipe we should install under-sink water filters. Has anyone done this? Any recommendations as to companies or brands to use? (And if you live in a brownstone and haven't had your lead levels tested, do, particularly if you have children in the house.)

Posted by anon at 11:12 AM | Comments (7)

February 03, 2005

Home Insurance

Can anyone recommend a good home insurance broker? We are currently up for a new policy in March and have not been too happy with our current agent.

Posted by anon at 10:41 AM | Comments (5)

February 02, 2005

For Sale: original 1839 pine flooring

I am renovating my townhouse, which is an 1839 Greek Revival. Unfortunately for me, I have to replace the flooring on my parlor floor. As a result, I will be removing the original 8" wide pine flooring.

The floors are 1" thick and there is about 700 square feet of it. It looks a little rough, but refinishing it will bring it back. Because of their age, these original old growth Eastern pine likely came out of the original forests that existed in early-America. nyker2004@yahoo.com

Posted by anon at 11:52 AM | Comments (9)