Inspector for brownstone?
Is it a good idea to get a special inspector for a historic property? I need one who can tell us the cost of skim coating and selective electrical and plumbing upgrades. The cost of historic preservation and restoration, in other words, not an overall gut job that involves ripping out every every wall to…
Is it a good idea to get a special inspector for a historic property? I need one who can tell us the cost of skim coating and selective electrical and plumbing upgrades. The cost of historic preservation and restoration, in other words, not an overall gut job that involves ripping out every every wall to the studs and then building it back up. I have only used an inspector once, but he would only give me an overall price for a gut job. I’m not sure he knows about these other types of renovations — is this specialized knowledge? Should I be walking through this place with a company or a contractor that specializes in historic restoration? Is there such a thing? I see ads on this site that might be that, not sure. Are they going to charge more?
Accurate Building has been the best in the business for the last 3 years (website available). Lawrence Ubell is extremely capable and honest and will tell you the truth about what you need and why. I prefer to pay his fee before getting contractors so I don’t get add ons that aren’t necessary. I’m amazed not to see them on previous comments to this inquiry.
This company has also been featured on a weekly NPR show.
Thank you Aida and everybody. We’re deciding this weekend, if we go ahead we will be contacting experts to do a walk-through in the next two weeks. If anyone else has additional recs, bring em on.
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
My husband is a plasterer (he does plaster & skimcoating as well as painting & repairing.)He also has friends who are plumbers and electriction. We’d be happy to arrange an appointment and give you an estimate.
Here are 2 recommendations:
http://bstoner.wpengine.com/forum/archives/2008/03/recommendation_20.php
http://bstoner.wpengine.com/forum/archives/2008/06/plasterer_paint_1.php
Contact info:508-567-5432 or aida_barbosa88@hotmail.com
Hope to hear from you.
Thanks,Aida
Serpenter, that is exactly my concern. I have walked through old buildings with engineers and contractors and they go on and on and on and on about how the building or the apartment is a piece of garbage because it doesn’t have the wiring and plumbing of a new tract house on Long Island. This is not only aggravating but useless. I don’t want to buy a tract house on Long Island, I need to know how much it will cost to make the brownstone livable, just as you say.
So where do I find one of these inspectors or these contractors who understand brownstones? Thanks all.
I should add that it is worth using an inspector who understands Brownstones, if only so you won’t spend the whole walk through listening to them say what terrible shape it is in (newsflash: old brownstones are about 99% likely to be in terrible shape. You want it anyway. You want to know what it will take to make it work.)
If you don’t want to take chances, you should get a general contractor to give you an estimate.
Johan Grobler did a nice and reasonable inspection job for us and since he is also an architect that works closely with contractors, I found that he was helpful in giving us insights to general cost, timing and other factors that a potential renovation would entail. This is his site http://www.grobler-inspect.com/
In my experience, inspectors tend not to be up on the current prices of renovations. To get accurate estimates you’d really want to talk to GCs and/or individual trades.