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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Turtlejam19 | 12 years and 9 months ago

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Thanks for the advice. I did file an extension to file request.  I was using a tax pro since 2007, but he completely  screwed up our returns – this issue is just one of several.  The division that he was using was 50/50, but it should have been 65/35 according to the square footage.  It is a double duplex so he just divided it up equally, we did not catch the error until now as we have sold. The error may cost us about 30K of tax that we should not have to pay so sounds like amendments may be the way to go.  Can we do that all the way back to 2007?  I thought that 2007 (an now 2008) were closed.

Bklnite | 12 years and 9 months ago

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I think you would divide the sales proceeds in the same way that you divided expenses (mortgage, heating costs, etc.) and the basis for depreciation when you reported rental income (/loss) on schedule E on your 2007-2011 returns. If the division was incorrect on your 2007 return you can file amended returns. The capital gains exclusion on gains from primary residence of 500k (for a couple or 250k for an individual) would apply only to the personal use portion, not to the rental portion. If you sold in 2011 the gain would have been reported on your 2001 return, due in April, no? Maybe you filed for extensions. I do my taxes in turbotax, but if I were you I might consult a tax pro since it seems you may need to file amendments for multiple years.

daveinbedstuy | 12 years and 9 months ago

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Somewhat arbitrary but either between the number of floors (did you  have two and rental only one….1/3) or square footage.  Depending upon how inaccurate the initial division was (for amortization calculation) it may not be a big enough issue and if you change it you’d likely have to refile the tax return amemded for the change for those provious years.

Turtlejam19 | 12 years and 9 months ago

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Sorry, original poster here. I havn’t used Brownstoner in a while so not used to the new way of posting a question.  therefore, my question was cutoff. Here is the full question.   I sold a two family home in 2011 where I lived in one unit and rented the other. I bought the house in 2007\. For the purpose of determining my Capital gains tax on the rental, how do I divide up the sales proceeds between the unit where I lived and the unit I rented.  Also, what if the division between the two was inaccurately listed on the tax return for the year of purchase. Can I now use the correct division for the year of sale?

mholden0 | 12 years and 9 months ago

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Will depend on the zoning regulations in your neighborhood, which can be found online.  An architect or expediter should be able to tell you if this is doable based on that.  Will likely count as added sq footage, so the new plans need to fit within the FAR.

brooklynhome | 12 years and 9 months ago

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OP here – Thanks for the responses.  We are not in a historic or landmark district.   Many, but not all, of the houses on our block (wood frame mostly) have dormer windows although many look pretty roughly done.   Any recommendations for architects that have attic dormer experience on wood frame houses?

zampano | 12 years and 9 months ago

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If it is landmarked or in district, this requires a full hearing in front of LPC with prerequisite CB and CB landmarks comittee hearings. This is specifically stated on the LPC site ad I’ve been through this process where the question was in regards to the enlargement of an existing dormer in the rear of the building. This process takes about four to six months if you do everything “right”. Then you go to DOB and they decide the other issues!

andrewmikhaelarch | 12 years and 9 months ago

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Are you in a landmark building or a historic zone? Assuming that building-specific/zoning stuff is not an issue, say you take two weeks for your architect to document, design and go back and forth with you on details.  My expediter likes to go for same day permit approval, instead of the lengthier standard process. Andrew Mikhael, AIA

slopegirl | 12 years and 9 months ago

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We installed A child window guard to our parlor front windows to serve as security bars and I’m pretty happy with that solution. Our windows also have a lock that works when they’re partially opened. The combo seems pretty good to me. Wouldnt work for garden level though. We also got Medco locks.

brucef | 12 years and 9 months ago

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EME, You are correct. As techs, we see an inordinate amount of people with problems. Many owners have no problems, but because we don’t see them, we see problems everywhere we look. In general once the mini-splits are working properly, they often hold up well.

steam_man | 12 years and 9 months ago

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OK. I will weigh in as an installer, now that you have identified what the system is (mini-split). First off you need 2 condensers for the amount of indoor units you are using (5). As Bruce said there will be a lot of work to install the linesets, electrical and drains. I can tell you that if I were pricing this project my number would have been roughly $8k higher. I think you got a decent price and you shouldn’t worry about a crane for the unit placement. I’m not sure what his plan is for getting the beams up there though.   A split system for your home would include multiple air handlers and likely two or more condensers. Ductwork is minimal if you’re smart about placement.  I’d stick with your gameplan. It sounds like a winner.

rh | 12 years and 9 months ago

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I was going to say that maybe they were put in backwards, because it would be a horrible design flaw if you couldn’t install your own screens! I guess you figured out how to remove the windows. If it’s like mine, it swings in and then you tilt it to remove. You can remove both top and bottom. It’s designed so you don’t have to fall out the window while cleaning the exterior. 🙂

brooklynhome | 12 years and 9 months ago

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RH, Thank you for responding to my post.  You solved our problem.  Apparently, the contractor who installed the window put the screens on backwards thus the pins are on the outside but should be on the inside.  At least I can put this screen on myself.

brooklynhome | 12 years and 9 months ago

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hmm.  That’s interesting.  All of our clips are on the outside.  Maybe I should see if it fits the other way.  When  you say “remove the window” do you mean swing down the bottom half (double hung).  Ours are full window screen so I can’t imagine how I would be able to balance the screen and get it up there from the inside without it falling again.  I already gave myself a heart attack when it flew out of the window the first time.

eme1million | 12 years and 9 months ago

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What is all this scare talk about maintaining split units?  I bought the cheapest split unit I could find off Ebay 8 years ago (a Chinese knockoff) and it has been 100% maintainance free since the install. All I have changed is the batteries in the remote.  There may be good reasons to go with a central system, but I would suggest that maintenance is not one of them.

brucef | 12 years and 9 months ago

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Consider Unico High velocity central system. Because of the high velocity, the size of the ducts are greatly reduced, and can be pulled through walls. It is a quality product, a little pricier than conventional, but will be less headaches and maintenance down the road. Right now you are not thinking of that future conversation during which you explain your complex systems, and they explain how much more they will have to charge to maintain so many more mechanisms. For instance, Fujitsu offers a stronger line of multi, but there are more controls that could fail, and the install is more challenging. I’ve never done one even though I took the classes and understood it at the time. I just decided that Murphy’s Law would apply, and it would become too complex. Ditto with two separate multi’s in one location. I certainly have done multiple multi’s where it was necessary because of the distances that had to be covered. But not when they are in the same location and all those line sets have to be routed. What do they say, two’s company, three’s a crowd?

rh | 12 years and 9 months ago

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My Martin windows have the clips on the inside. To install the screens, I have to removed the window, which comes out easily enough. Maybe there are different designs, but just a thought that maybe that’s all you have to do?

stella2009 | 12 years and 9 months ago

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Do get an estimate from Don Emanuel (Power Air Conditioning) 917-751-6803\. He installed Daikin (2 condensers + 5 units) for us last year (heating/cooling, high SEER). Very impressive work … He may or may not be able to give you a somewhat lower quote. Daikin is top of the line

stella2009 | 12 years and 9 months ago

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I highly recommend Don Emanuel (Power Air Conditioning) 917-751-6803\. They have done a major installation for us last year. Great team. They will steer you toward Daikin (we complied), but they work with other brands too.