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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eileengray | 9 years and 7 months ago

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Please check the NYC DOT sidewalk requirements. As I recall you must use NYS reed free natural cleft bluestone – min 2″ thick. The best source is Pasvalco (a stone yard in New Jersey). They will cut the stone but you need a mason to prepare the bed. Pavers are not approved for sidewalks – although people do put them in and they end up cracking within a couple of years.

NeoGrec | 9 years and 7 months ago

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I assumed from the OP that the repaving involves the front area not the sidewalk but bklynazucar should clarify.

cmu | 9 years and 7 months ago

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Not that I will ever hit these limits, but: if the outside temp. is 56 deg in the day, this implies the heat does NOT have to be on at all? Even if the inside is LESS than 68 deg? Why isn’t it simply a minimum INSIDE temp?

no-permits | 9 years and 7 months ago

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@cmu, there’s a lot of reasons. the first one that comes to mind is because tenants can leave windows open. a landlord shouldn’t receive a violation for that.

runt876 | 9 years and 7 months ago

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Where are you located? I’d be interested in picking up some slate…Thanks!

ProHeights66 | 9 years and 7 months ago

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I am interested. Can you post location and/or number or email to coordinate pick up?

ckbg420z | 9 years and 7 months ago

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The bricks, slate and pavers have been taken. Thanks all for your interest and may your homes be happy!

mjgilles1 | 9 years and 7 months ago

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Hi,I am planning to replace windows of my living room and kitchen of my parent’s home in Toronto. I have received quote from [Landmark home solutions](http://www.landmarkquality.com/) for a single hung window and a double hung window installation. The difference is around $350\. I have heard that double hung windows have certain advantages over single hung. Is it really worth spending $400 more to install double hung instead of single hung window. Please share your suggestions.Thank you

deancollins | 9 years and 7 months ago

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interested in this as well, we ran a gas line in or gut reno with the view to eventually installing a gas fireplace and would like to do this sometime next year if funds allow, will require double tubing the chimney in order to do this.

anotherposter | 9 years and 7 months ago

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I’m not super familiar with this, but we have a grill hooked to an exterior gas line with a long hose running to the grill, which allows us to moved the grill around. I’m not sure if it matters which way the pipe is oriented for this, though you might need a different piece on the end of the pipe for hooking it to a hose. I’d call a couple of the big plumbers, like Martin Plumbing and ask if they can handle this and the cost. I would be hesitant to use a small or unlicensed plumber for anything gas related.

dazednconfused2 | 9 years and 7 months ago

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If the basement is a true basement and not a cellar, and the current two-family use is legal and in accordance with the C of O if there is one, then it should be pretty easy, and you can most likely avoid sprinklers. The basement will need to be separated from the upstairs unit by a fire rated partition and self-closing fire rated door. This may mean you need to enclose the stair from first floor to basement and put a door at the bottom or top of those stairs. Otherwise, assuming you have a fairly typical brownstone layout, this is a relatively simple, straightforward conversion.

NeoGrec | 9 years and 7 months ago

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Try Andre at A&A Chimneys. He advertises on this site and many homeowners, including me, have endorsed him.

Arkady | 9 years and 7 months ago

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There’s a hose that comes w/ some gas grills. It has a metal fitting but is made of a flexible plastic. If you don’t have one, maybe a hardware store or online source for grills would sell them.

SoSlope | 9 years and 7 months ago

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I am definitely not an expert here and will happily defer to those who are, but having a long flexible gas line that is frequently moved around as you move the grill sounds scary to me. Heck, I even get worried about the hoses on my washing machine and they are rarely (if ever) moved, stretched, stepped on, etc. Even more importantly, the worst that can happen if a washing machine hose bursts is a flood, not an explosion that can kill me, my family and my neighbors.

anotherposter | 9 years and 7 months ago

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The one we have is specifically made (and purchased at a hardware store and the exterior has metal to protect the lining) for running natural gas to a grill and moved around. It was suggested to us by a builder who had it at his home for years before showing us, and now we’ve had one several years and love it. The grill mostly stay pushed in against the house where the connection is and we pull it into the open to grill.

carmenf | 9 years and 7 months ago

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Just as an aside, I’m fairly positive that a hose like that is against DOB regulations. We were considering running an outdoor gas line but ended up opting against it because we were told that we would need to basically build-in the grill in order to legally run gas. It had to be stationary and the grill had to be mounted in a concrete or brick stand of certain specifications. Many people don’t tell the DOB about this stuff (which is obv up to you) but I wanted to mention it. We are going to end up getting inspected so it wasn’t an option to really fudge it- we’re going with a propane tank so we can move the grill around.

anotherposter | 9 years and 7 months ago

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Rules may have changed, but this was part of a huge job that included many inspections. Or maybe somehow the contractor did that part without showing it in the paperwork (and I just didn’t notice)…I’m pretty sure we immediately put in the grill, though, so it was here for the inspections that happened long after the work was finished.

resident2 | 9 years and 7 months ago

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If you want to make the cellar floor a 3rd apartment you will be entering DOB HELL. An architect may say it is doable, you may have enough FAR etc, it may be enough above grade etc….. but the amount of time, work and money it is going to take to do it and then… the icing on the cake, the city will re assess your Real Estate Taxes, unless you take a Tax abatement, but the legal fees to get it and you then put all your apartments under rent stabilization….. and I know I have seen people write here that rent-stabilization is not so bad if you start at market rate…. wrong. You have no idea what kind of psychopath you have as a tenant until they are in your building and then you have to keep renewing their lease. The problem with rent stabilization is not the rent increases, it is that you have to keep renewing leases to people that are a nightmare. It is not worth it. Leave it as a two family house, if the occupant chooses to make a bedroom in the basement so be it… just do not advertise it as a bedroom, it is always a study or den etc. Do not open up a whole can or worms trying to legalize it as residential space.

rhjmem | 9 years and 7 months ago

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I would still keep it a two family, combining the two top floors as one apartment, and utilizing the basement if approved as the second apartment.