Contact info for Architect David Johnson

Shouldn’t take much to install it. Not sure what the relevance is between the window and the brick building… I would do it. Call me at 347-276-6528 Levi SoHoAppliances

levicapland

in Architecture 13 years and 11 months ago

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bklynbabe | 6 years and 2 months ago

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@bored: Well, to answer your question, we are not concerned with tenants — we have had great luck with tenants for 18 years. But the irony here is that with this renovation, we’d like to give the apartment to an adult family member (grown child). We will never lock any of the doors we have to have. It is the DOB who seems worried aobout privacy and security. I understand their reasons, and there may come a day when we may rent again.

The house was originally 2 flats, one per floor throughout its history. There isn’t a C of O but there are tenants on each floor since at least 1910 according to old census records. Like most houses of this type including my neighbors in our row of identical buildings there was a door at the end of the hall that led to a kitchen. Someone removed I years ago. I would just put it back but the opening is in the wrong place, because the basement door, which we have to envelop into our apartment, is next to it. It needs to be moved down the hall a little, and unfortunately if we have to put in a wider door, we will be cutting about 3 feet off of a load bearing wall. It seems a waste of money and effort to do that.

The architect doesn’t want to file plans over and over obviously and he wants to err on the side of caution by putting in a larger door than I think is necessary. I want to do things like jonkotaco did it. We want a wood door with nice moldings to match the rest of the doors in this place, (they are the 5 panel type).

Another odd thing the architect told me is that there isn’t a way to put a secure lock on a pocket door. Id love a pocket door in the front room (the other entry) to see space. If we keep the house a 2-family, we would be required to put a secure lock on both of those doors, the LR one and the hallway one.

Thank you both for your comments.

helen40

in Architecture 6 years and 2 months ago

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Not really sure I understand the question. Your architect should be familiar with the Building Code and let you know how wide the door needs to be and the number of egress points. They should also be familiar with door options that allow you to meet the code.

If you are concerned that your tenant will try to gain access to the basement via a locked door (keyed from the tenant’s side) then you are considering the wrong kind of tenants. If you are sharing your home with someone, I would hope they have more respect for you and your property. We carefully screen our tenants and have never had an issue like this (access to the basement is via a locked door from the tenant’s hallway) A simple conversation at the lease signing letting the tenant know that the basement is private and off limits should suffice.

andy | 6 years and 2 months ago

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Anytime you touch anything it has to be updated to code (as I understand it). Your expeditor may have an idea (or, your plan examiner may not care/notice). Personally, I didn’t want to risk it and my details were not original here. If your living room entrance is wide enough for code, you should be okay with a narrow door beside the staircase. My examiner OK’d this set up.

bklynbabe | 6 years and 2 months ago

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I don’t like the sound of this… metal doors?

It’s almost as if they are forcing you to change the C of O if you want your original detail.

andy | 6 years and 2 months ago

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I had this issue and ended up with 2 doors due to code. One at the end of the hall (very narrow) and another into the living room. For the living room entry, I had to use a full sized door. Also fire-rated (ie metal) and on springed hinge. Don’t forget to think about angles for getting couches, mattresses, etc into the apartment.

bklynbabe | 6 years and 2 months ago

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I was hoping someone else faced this challenge? Or has knowledge of how to install a door casing in a narrow -ish space.

bklynbabe | 6 years and 2 months ago

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Oh. 🙂 sorry.

Yes — we have an architect and doing it all “legal”

The house is 115 years old and always a 2 family. Nothing changing there. It was remodeled by someone 25 years ago and the entry was in an awkward location. There is an entry door in the front hall which allows access to the living room. It’s lockable. We are adding a second entry to the apartment, at the other end of the hall, so the stairs that accesses the basement will be contained in the apartment comprising the 1st floor and basement.it is an English basement.

I understand that simply putting a lock on the basement staircase door is not good enough to ensure that the person on the second floor cannot get into the basement. No one will be living in the basement — it will be workshop laundry and storage space. We don’t want it to seem like another apartment.

Thanks for asking.

cate | 6 years and 2 months ago

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Are you changing occupancy or egress? Filing a permit? Working with an architect? Requirements are complex and ever changing, also depend on type and history of property and what code year you file under.

wlanexa | 6 years and 6 months ago

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Thanks @anotherposter! Planning on oil painting the concrete floor and then eventually throwing some rugs down there to make it comfy. The basement is already kind of warm because it’s where the boiler is located, but we are putting up a wall around it and exhausting any fumes from that area so that the rest of the basement will be “clean.” Curious how you handled insurance/paperwork? Did you receive copies from all parties involved in your dig? The contractors, architect and structural engineer? Or is filing with DOB security enough in case anything goes wrong. You underpinned too, eh?

anotherposter | 6 years and 6 months ago

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What are you doing for flooring? We left it all raw concrete and wish we had polished it at the time (which apparently does require some upkeep, but feels better) as getting someone back out has been impossible -I can’t even count how many times I’ve been stood up from the few who claim to do this now. Having heated tile would have been a nice option, too.

There will likely be cracks at some point once it settles, but hopefully the pros you are using (ask them all for how they would do it) can decide where to put some seams to minimize this.

If you can, dig a little pit that the floor is pitched to to have a pump in in case of water.

n.c.johnston22 | 6 years and 6 months ago

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Have you resolved your problem?

lkrshacmzcy | 6 years and 6 months ago

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Thank you! Out of the hundreds of contractors I talk to each year regarding different projects, there are only two I would ever recommend to a friend or neighbor.

RobertGMarvin

in Architecture 6 years and 6 months ago

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Have you actually used this contractor? For what?

jasonasdcarmen | 6 years and 7 months ago

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Ted Harris is an old pro who specializes in this sort of thing, if you can get him. He did a wonderful job restoring and installing a door in our brownstone. His number is 917-674-1521.

resident2 | 6 years and 7 months ago

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It is actually “capping” a piece of aluminium to cover the wood frame, to supposedly avoid the need to scrape & paint the wood frame every few years.
From the pictures it looks like someone tried to replace just the sashes without changing the capping at the same time, forcing them all out of place. A reely cheap job.
It needs all new better quality windows.

cate | 6 years and 7 months ago

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They are called flashing and they prevent water from coming into the house.

daveinbedstuy | 6 years and 9 months ago

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Vila Window Repair can do it. 201 Ditmas AvenueStore 2, Brooklyn, NY 11218, (347) 413-5066

housepoor | 6 years and 9 months ago

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Thanks arkady. The door is 20 years old and Marvin said it was discontinued. So besides a total replacement (it was $4k back then), I will need a custom replacement of the glass. If anyone else has suggestions on who can do that, please me know.

Arkady | 6 years and 9 months ago

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How old is the door? I’d get in touch w/ Marvin first. But this was listed here a while ago: https://www.yelp.com/biz/unbeatable-repairs-staten-island-2?uid=nYnsMxoQHYLhEu-i_8Owbw&utm_source=ishare & I’ve used Vila Windows for a similar problem but it’s been a while.