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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robertbullock | 9 years and 10 months ago

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Forgive me if I’m violating some Brownstoner code, but are you talking about 454 Jefferson by any chance? Beautiful house, nicely renovated, but the oil tank and stench in the basement was one thing that gave us pause.

m2thas | 9 years and 10 months ago

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Hi i don’t have idea that which window you select.By selecting the right windows, you can cut your home?s energy costs. By selecting storm windows and by adding caulking or weatherstripping you can cut energy bills significantly.Windows of course are extremely important. Windows help provide adequate light and warmth to your home, while also serving as a ventilation source. However, they can also be a negative impact on energy efficiency if you don?t choose wisely.more information about window installer visit [http://buildingresourcelimited.com/home-window-installation-in-las-vegas/](http://buildingresourcelimited.com/home-window-installation-in-las-vegas/)

m2thas | 9 years and 10 months ago

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Hi i don’t have idea that which window you select.By selecting the right windows, you can cut your home’s energy costs. By selecting storm windows and by adding caulking or weatherstripping you can cut energy bills significantly.Windows of course are extremely important. Windows help provide adequate light and warmth to your home, while also serving as a ventilation source. However, they can also be a negative impact on energy efficiency if you don’t choose wisely.more information about window installer visit [http://buildingresourcelimited.com/home-window-installation-in-las-vegas/](http://buildingresourcelimited.com/home-window-installation-in-las-vegas/)

carmenf | 9 years and 10 months ago

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@no-permits- they didnt accept our bid so it was moot. And still, a year later, it sits on the market… @bob anyone can sell anything as long as no one disputes it. This specific property was tied up in a lawsuit that was clearly frivolous (and the seller ended up winning,) which made it unattractive to a lot of buyers. It would have meant, for us, that if we bought it and we didn’t have title insurance we were responsible for whatever the courts decided. It’s not for everyone but we were willing to take the risk…. but they weren’t into the discounted price, so we walked.

BobMarvin | 9 years and 10 months ago

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Thanks for answering my question carmenf?you’re very brave to even consider buying a house on which you couldn’t get title insurance and probably very smart to have walked in the end.

BobMarvin | 9 years and 10 months ago

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Thanks for answering my question carmenf–you’re very brave to even consider buying a house on which you couldn’t get title insurance and probably very smart to have walked in the end.

sethamin | 9 years and 10 months ago

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If it *is* 454 Jefferson that you’re talking about, then I think the key piece of information you’re missing is that it’s still classified as an SRO (according the DOB). Looks like they got a Letter of No Objection back in 2010, but I don’t see a C of O on file, so maybe they never altered it to a 2 family. That would explain the price. You’re going to have a tough time getting a bank to give you a mortgage on it, and then have to spend a lot of money converting it to a 2 family before you can legally rent either of the duplexes.

melissabraun | 9 years and 10 months ago

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thanks everyone for the advice and yes it is 454 Jefferson. Had no idea it was an SRO, explains everything now. Amazing how brokers hold back info from you and how knowledgeable and on top of it you need to be in this market.

melissabraun | 9 years and 10 months ago

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actually looking at the DOB now and it says it’s a B3-2 family dwelling, not an SRO.

melissabraun | 9 years and 10 months ago

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We did notice the gas tank obviously and didn’t think a conversion would be so difficult, would cost money though. Can you elaborate on the stench in the basement?

sethamin | 9 years and 10 months ago

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The DOF Building Classification is B3-2\. That’s just the tax status, though. The DOB records says “SRO Restricted: Yes”. There’s no C of O, and no Alt-1 was ever filed AFAICT, so it looks like an SRO to me. I think your best bet is to consult with your Real Estate attorney, though, and ask what they think.

melissabraun | 9 years and 10 months ago

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Yeah I see that now. Thank you!

robertbullock | 9 years and 10 months ago

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Hi, sure, the first time we visited there was no stench but the second time, on a damper day, it was very noticeable. Could be due to the furnace but could also be a leak, which can be a huge hassle and expense. We had other options and decided that we didn’t want the uncertainty and added expense of environmental testing, which in a seller’s market etc etc we probably would have had to pay for. As best I recall the DOB website showed that a letter of no objection to 2 family use had been approved, but I could be wrong.

sqhaexgkh | 9 years and 10 months ago

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costing me $3200 for just removal of my oil tank, not including a conversion of any sort; I guess the worry for a leak is a remediation and whether its effected neighbors…all stuff I think you would need to deal with post offer.

blauprint9 | 9 years and 10 months ago

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Thanks everyone! The problem is that the glass does not fit. The glass guy measured the windows before they were installed and did not see all of the beads and did not check every window. Is this on him then? Even if he did measure for each pane, in a frame with one large bead, the pane would have to be tilted and the glass guy said that would compromise the insulation. Our panes are insulated so he can’t grind off a corner. What do you think? The steel is powder coated so I’m not sure how we can grind it. Just cover the grind with rustoleum? I feel like the window company should come and fix it. Is that crazy?

dorkofwindsor | 9 years and 10 months ago

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i would say that this is on the glass guy. you have to measure each custom window carefully and separately. if the steel was not adequate, he should have told you (and you could have called the steel guy). do you mind me asking what glass company you used? anyway, yes if you still need to get those down, a carbide rotary file or something similar (i just remembered a grinder wouldn’t work due to it being an inside corner) would require a patch to the finish. probably a little primer followed by the black paint.

dorkofwindsor | 9 years and 10 months ago

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can someone explain what is with the “environmental testing”, i am familiar with the liabilities attached with commercial properties etc (CERCLA BFPP defense) but being residential. Most brownstones had oil. What needs to be tested if you have no risk of unlimited liability in becoming a superfund site? I thought that NY exempts small residential homeowners from liability and mainly regulates larger multifamily? also SRO explains the price reductions, all cash offer is needed and they obviously didn’t get one to clear the offer.

cgtr | 9 years and 10 months ago

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These guys do really great work www.redhookshutter.com/

slopefarm | 9 years and 10 months ago

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DOW, I think if you smelled a stench from oil in the basement of a house you were considering, you;d want to kick the tires bit on where the oil leaked, where it went, what it got into etc. You’d want to know if you could clean it up to the point that you don’t smell it and you are ok to live there for years from a health perspective.