Contact info for Architect David Johnson

Housepoor, i realize that. I used 20% because that is on line with what some contractors will mark certain things up.

I am not sure what a gc’s liability insurance costs. Aside from that. I am wondering if these contractors consider worker’s comp a payroll expense or an insurance expense. My mom worked for an re management/owner and i will ask her how they looked at that. There is no way out of some of this and the city does not care if hic’s like me have insurance but with gc’s they require it.

justinromeu26

in Architecture 2 years and 6 months ago

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rh | 10 years and 3 months ago

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Stained glass

Rick | 10 years and 3 months ago

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Stained glass is a good idea. I recently made and installed one for a skylight. I went with old school milk glass and a simple wood frame.

brokelin | 10 years and 3 months ago

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I don’t like putting something on the window, because then you can never see out. There are tons of shades that let light in while obscuring views. Then you have the option of still opening the shade to see the window glass – to clean, to look out, to let all the light in when you don’t want privacy. If the semi-translucent shade doesn’t give you comfort that privacy is absolute, put a lined curtain over it that you can draw when you want to be assured of privacy – this will also block out all ambient light, for a better sleep. And, yes, add a skylight if you want.

resident2 | 10 years and 3 months ago

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All Renovation did some work on my direct neighbors house. It was a nightmare. There was often just one guy working by himself, he spoke no English, just hammering away with a sledge hammer and some kind of machine that made the entire house shake. Any contractor that allows one worker to be working by himself, clearly has no concern for his own workers safety. When I complained that a vase had jumped off a built in cabinet and a picture had come crashing down off my wall and both smashed. The owner of the company after two days shows up demanding to take pictures of my house , so that he has a record for future damage claims! They then subbed out the concrete work in the basement to what turned out to be a 3rd, sub, sub contractor that did not even know who the main contractor was and they bought three end loads of concrete of different mixtures and ending up spilling it all down the front of the house, hosing it down into the street Con Ed boxes that blew every bodies con ed connections out over the next few months. The bottom line is, All Renovation seems to take on more jobs than they can possibly supervise and rely too much on their subs and subs of subs to do for themselves. I have never had any experience with any of the others. But keep in mind that just because a company has a license in New York, does not mean that they know anything about construction or safety on a job site. All it takes to get a license is a simple test to show that you know how to pay the sales tax and get insurance. So look for a company that has been in business for at least ten years and not changed their name every few years and know who their subs are and get references from them.

Seblicious | 10 years and 3 months ago

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I’ve done numerous projects with All Renovation, the first one completed in 2007, and am happy to provide you an extremely positive reference. We’ve done two gut renovations, the first on a 2-bed, 2-bath in the South Slope, and the second a large Brownstone project in the north slope. Each was a resi project. The previous poster seems to have had a negative experience attendant to a neighbor’s renovation, but not as a primary user of All Renovation’s services, which I am happy to vouch for. If you’d like to connect, please send me contact details and I will reach out. RJL

mruby36 | 10 years and 3 months ago

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I’m with brokelin with the addition of “top down / bottom up” window blinds. I had a ground floor place once in a previous lifetime and they worked great. Google them, blinds.com and a bunch of other places will come up to look. In the off chance the ceiling is the wall color or anything other than “ceiling white”, paint it. The ceiling as well as a light color on the walls will reflect better what light does come in. Hope that helps! Matt R www.nyc-hs.com

bedstuytownhouse | 10 years and 3 months ago

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Good luck getting All Reno to even return your phone call unless it is a complete gut and even then it is still iffy. They are partnered up with Dixon now and do all of their renovations so that is the only thing they focus on now. Several years ago, they were highly regarded on this forum but not anymore. Do your research on them via this board but chances are it won’t even matter because they won’t bid your job and if you do, it will intentionally be was overpriced.

bedstuytownhouse | 10 years and 3 months ago

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if THEY do…excuse the typo.

zag0r | 10 years and 3 months ago

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Those Dixon guys sure helped inflate the recent market. I hope the renovations are good enough to hold up until real people have the chance to buy these properties.

bk1lnite | 10 years and 3 months ago

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Hmm… There’s a crew replacing a water line on my block (not sure if my neighbors signed up for the protection plan). I was thinking about signing up but the experience of berrygirl23 makes me think it’s not worth it.

jaystreet | 10 years and 2 months ago

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You are correct. Skilled shops are teetering off into antiquity. The best…not cheep…but the best. Tri-State out in Greenpoint / East Williamsburg

deanbh | 10 years and 2 months ago

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can you post some photos before and after as I’m really interested in how this goes as well as a running commentary on the costs (both projected and unexpected). Who is the GC you are using? What was their bid?

jjq | 10 years and 2 months ago

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$7-10k sounds about right for an architect filed plan and permit job. There another route for your simple blow-out: If you are in Brooklyn…. Talk to Scott Schnall. He is an expeditor with an architect on staff for city filings. Scott does great work. Swing by his office and view the literally thousands of files/drawings/plans on individual jobs he has stored on one whole, 20x20x10′ wall. He’s seen and literally done it all before. He can do the plans and filings or recommend an architect if you want to go that way. Scott’s number: 718-875-2036

shahnandersen

in Architecture 10 years and 2 months ago

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Photos of your building (and every other one in NYC) taken in about 1940 and the mid 80s can be purchased here: http://www.nyc.gov/html/records/html/photos/photos.shtml

resident2 | 10 years and 2 months ago

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Do the masonry first and the respective contractors can each file with Landmarks for the permits. If you use contractors that deal with Landmarks all the time, even though they may not be the cheapest up front, they will certainly save you in the end.

New2NYC | 10 years and 1 month ago

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Definitely doing brownstone first and holding off on windows. The brownstoners said they would take care of filing. Thanks for the advice!

bconstant | 10 years and 1 month ago

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http://www.indowwindows.com/ These guys will send you a laser-measure to measure out your windows. They don’t have any installers here in NYC, but it’s something you can do yourself as long as you are careful when you take the measurements. I think it’s $20/sq ft or so. Pretty good value if you consider what it would cost you to replace the windows.

NeoGrec | 10 years and 1 month ago

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Someone posted here that they have “indows” and like them. My brother had something similar installed in his house in the UK where most older homes have historic but drafty single-glazed windows. He loves them both for heat retention and street noise reduction. Oh, and they look good too!

dawntawn | 10 years and 1 month ago

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we don’t have indows yet, but we just ordered one to try it out. they send you a measuring kit with a laser tool so you do measuring yourself and they validate the results. the indows will just pop in and don’t require an installer. great company to work with (so far!)