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 11 months ago

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tm07 | 10 years and 1 month ago

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If you like to go out, do not buy a brownstone. You will have to supervise a renovation, tenants, repairs, etc. But a 2 bedroom in Forest Hills. It is close to Manhattan and has decent nightlife. You will have a nice apartment and will. have time and money to enjoy yourself.

chemosphere | 10 years and 1 month ago

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Buy a brownstone in Harlem for 50k, and spend the other 400k on the time machine you will need to go back to 1975\.

joshualane | 10 years and 1 month ago

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so is bkyln doable for that amount? Maybe I can talk parents about a partnership…I’m sure they would like extra money from rents… where do you find prices ?

resident2 | 10 years and 1 month ago

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Try Detroit.

rh | 10 years and 1 month ago

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Is this a joke?

Lurker | 10 years and 1 month ago

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I want this thread to continue please. Stickman please ask any questions you may have about New York.

slopefarm | 10 years and 1 month ago

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Q. “where do you find prices ?” A. Listings. BTW, Chemo — I think you are being unrealistic about the price of a time machine. They’ve gone up.

cate | 10 years and 1 month ago

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No, you cannot buy a brownstone in Harlem for $450K. They are $2 to $3 million in move-in condition. Shells are over $1 million. * In Brooklyn, $1.2 to $1.6 million will get you a brownstone or another type of 19th century row house in move-in condition with two to three rental units in some parts of Bed Stuy and Crown Heights, maybe also in Prospect Lefferts Gardens. For under a million, try East Flatbush. For around a million, try Sunset Park. Also check Kensington and South Slope but prices are likely to be higher for move-in condition and rental units. * You will find listings on Brownstoner. * For a first-time buyer low on cash with no renovation experience and a full-time job, I recommend paying more up front for move-in condition. You will save yourself a world of trouble and money. Be sure to reserve at least $10,000 to deal with inevitable maintenance over the years such as roof leaks, repointing, plumbing leaks, chimney blowouts, boiler replacement, minor repairs, and other the things that always need fixing in any house. * Alternatively, $450 K will get you a one- to two-bedroom apartment in Forest Hills, Jackson Heights, Woodside (these are in Queens), various parts of Flatbush, the Clinton Hill co-ops (where there is a heavy flip tax and prices are depressed), and other neighborhoods mentioned above. In the most heavily gentrified parts of Brooklyn, prices are about $1,000 a square foot.

dorkofwindsor | 10 years and 1 month ago

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Stickman, you should go hire a realtor in the most crime riddled sections of NYC, you *might* get close, esp it it is a current murder scene with squatters and a crackhouse. Best of Luck –

pbftwcun | 10 years and 1 month ago

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I just stumbled across this thread and had been wondering about the same issue, only our plans wouldn’t involve any construction – just use of the yard. Our neighbor is older and seemingly having financial issues. He never uses his yard which is very overgrown. I’m sure we could come to informal agreement to ‘lease’ the yard but I don’t want to spend time/money combining the yards if he ends up selling his house in a year. Does anybody have experience with actually leasing a neighbor’s yard in a way that would be transferable if sold? Thanks

daveinbedstuy | 10 years and 1 month ago

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I have a UNICO AC system with a heat loop installed from my boiler for when I go out to that house in the winter and the heat had been set to 45? while I wasn’t there, as a booster before the baseboards heat up. It’s an efficient system. That said, I don’t understand how the hydronic heating coil provides humidification unless it has a separate humidifier attached. In any typical gas forced air system, you put an in-line humidifier in (some places actually require it by code now). I really like the UNICO system but it has to be speced right with the condensor and air handler sizes and the number of outlets so you do not get the thing that you hear most about which is a wheezing or whistling sound out of vents. But, wouldn’t an in-line hot air furnace be a cheaper option than an additional boiler??? Are you also using that to heat a hot water tank (the most efficient hot water heating system, bar on-demand in some applications)? I didn’t want a split system because I didn’t want the units hanging on walls of a low ceiling historic house. Tehy are less obtrusive on very high ceiling brownsones though. So my suggestion is to just weight all the cost options of boiler vs. furnace and go with the UNICO for your AC and heat.

Master Plvmber | 10 years and 1 month ago

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RDC, it sounds like your contractor is recommending you have a very low end mechanical system installed. Everyone’s got to get it out of there heads that an on-demand system is the most economical way to make hot water. It rarely ever is. And I install them, and things like them, for a living. I also lived with a mini-split ductless system for 5 years, like DIBS, mine was one of two systems that we used until it really got cold outside (under 40°F) and I’m here to tell you it was a killer. It was basically the air conditioning bill all winter long. They don’t work efficiently in weather below about 45°F. DIBS, here’s an oversimplification of what you’re wondering about. Hot water, or hydronic, heating doesn’t add humidity, it changes the air and the moisture already contained in it differently than warm air systems do. Warm air is a faster acting system that impacts *relative humidity* far greater than the gradual warming of hydronic heat. As the air expands, the humidity doesn’t. So relative humidity, which is what affects us human people, drops to uncomfortable levels.

steam_man | 10 years and 1 month ago

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There’s no damn difference in the type of heating medium you use if you’re blowing air across it to warm the space. Electric, hydronic or steam coils. They’re all the same when you put a fan behind them. The ONLY thing that will make a difference in this case is a humidifier. DIBS and MP are correct, the OP’s installer is a boob and I have to go write up a proposal right now. Goodnight. -SteamMan

rdc | 10 years and 1 month ago

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Thanks guys. Follow up Master Plumber… To be clear the system he is suggesting although boiler and water heater will not work well when temperature drops below 40 degrees, right? Also, the heat will be dry in comparison to water baseboard or radiators Are you not a fan of on demand water heaters? Would your suggestion to have cooling and heating not be run through the same system? Thanks again!

rdc | 10 years and 1 month ago

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Thanks Steam man – just saw the response.

msmina | 10 years and 1 month ago

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dorkofwindsor you are absolutely out of your mind.

ellenlourie | 10 years and 1 month ago

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Question:Do people like the Navien or prefer other manufacturers? Answer: Navien is the cheapest brand on the market today. they compete on the price and cut any corner and feature not fitting into price goal. On the other hand, if installed properly it will work better than best boiler installed not properly. will boiler be installed with outdoor reset? will heating coil be high efficiency design? How contractor will integrate boiler into unico controls? What experience contractor has installing these systems? Why 150? and not 100 or 200? Did contractor calculated heat losses of the house to properly size boiler? Did he calculated domestic hot water requirements? There are many questions need to be answered. And finally: Why your contractor recommends cheapest product available?

daveinbedstuy | 10 years and 1 month ago

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Not sure if you got all your answers but what Master Plumber and Steam man added are what I was trying to communicate: To be clear the system he is suggesting although boiler and water heater will not work well when temperature drops below 40 degrees, right? —-Right. It is inefficient to run the boiler fed hot water throught he UNICO air handler. Use an in-line attached furnace if that is even available for a UNICO system (I didn’t ask as I already had baseboard hot water heat and was adding the AC later but added in the extra heat xone to the UNICO for start up in an unheated house) Also, the heat will be dry in comparison to water baseboard or radiators —Yes always with forced air heat. Just add a humdifier in the system if it can be designed into it (see above) Are you not a fan of on demand water heaters? —No one who uses a home on a regular basis should even consider it. Would your suggestion to have cooling and heating not be run through the same system? —This depends upon how a traditional hot air furnace can be incorporated into the UNICO AV system (see my reply above) but essentially you will then be paying for the oil or gas (gas being much more efficient) for the heat and the electricity for the blower. With a traditional baseboard system, the only electricity used is for the circulating pump which uses practically nothing.

workisfun | 10 years and 1 month ago

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I had a Navien ncb 240 installed last December. I visited forums, review sites, and called the manufacturers directly just to speak with them and hear their pitches and level of homeowner customer service. Navien came out on top everywhere. I asked on this forum – and crickets. I am satisfied with the unit. I have mining to compare it to, but have no reason to complain.