Seeking referrals for preservationist contractors/professionals for a brownstone reno

We are planning a kitchen/deck renovation and would love referrals to contractors and other professionals who really “get” old brownstones and love the details and seek to preserve them in a cost-effective manner. The renovation we’re planning is adding back a kitchen to a floor where one was taken out, and opening up the kitchen/dining room and adding backyard access from that floor. I’m really running into a tension between what would be nice in a suburban layout/non-brownstone situation, and what’s practical, do-able, affordable and respectful of a 100-year old space with good bones and details but also inherent limitations. (for example, do we really have to rip out original tin ceilings in perfectly good shape for new lighting?) Thanks for any suggestions.

jeanmarine2

in Brownstoner Renovation 13 years and 3 months ago

10

Please log in, in order to post replies!

10 replies

Newest Oldest

slopemope | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4998 (8) {
  ["data"]=>
  object(stdClass)#4986 (12) {
    ["ID"]=>
    string(6) "161310"
    ["user_login"]=>
    string(9) "slopemope"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(9) "slopemope"
    ["user_email"]=>
    string(19) "slopemope@yahoo.com"
    ["user_url"]=>
    string(24) "/forums/users/slopemope/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:24:00"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "slopemope"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(161310)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I haven’t used All Renovation but did get to meet them when looking at some properties.  Just saw them doing a reno in progress (in WT on 16th street), nice guys and seem hardworking and competent.  Actually i’d love to use them but the jobs I need done are probabaly way to small for them.

haker1us | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4997 (8) {
  ["data"]=>
  object(stdClass)#4996 (12) {
    ["ID"]=>
    string(5) "21963"
    ["user_login"]=>
    string(8) "haker1us"
    ["user_pass"]=>
    string(34) "$P$BSX6hJtjsk6hV0Jw60AKpmQM.bFrQm1"
    ["user_nicename"]=>
    string(8) "haker1us"
    ["user_email"]=>
    string(24) "ambianceny@earthlink.net"
    ["user_url"]=>
    string(52) "http://bstoner.wpengine.com/forums/users/ambianceny/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:17:52"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(8) "haker1us"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(21963)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

We have done several similar jobs in brownstone Brooklyn and would be pleased to meet with you. Ambiance Improvement 917-907-1100 www.ambianceny.com

allans | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4993 (8) {
  ["data"]=>
  object(stdClass)#4999 (12) {
    ["ID"]=>
    string(5) "27109"
    ["user_login"]=>
    string(6) "allans"
    ["user_pass"]=>
    string(34) "$P$BWfuMxSA1DD7xfjcKR.qJ1ocmVh4cH1"
    ["user_nicename"]=>
    string(6) "allans"
    ["user_email"]=>
    string(21) "allansuarez@gmail.com"
    ["user_url"]=>
    string(48) "http://bstoner.wpengine.com/forums/users/allans/"
    ["user_registered"]=>
    string(19) "2009-03-13 01:21:16"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "allans"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(27109)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I also looked for a contractor who “got” old **New York City brownstones** and was recommended All Renovation Construction (http://www.allrenovationllc.com).  They were excellent, they heard me out and made sure to keep and restore all the brownstone period elements in my project.  Included a “gut” renovation of the garden and parlor floor apartments.  Here’s a link to before and after of the parlor (included kitchen and new deck with access from parlor)…http://goo.gl/ZdAI3

jeanmarine2 | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4998 (8) {
  ["data"]=>
  object(stdClass)#5000 (12) {
    ["ID"]=>
    string(6) "176972"
    ["user_login"]=>
    string(11) "jeanmarine2"
    ["user_pass"]=>
    string(34) "$P$BUg/ut4/qP/KUrH1I5eElmmo1dIbYf1"
    ["user_nicename"]=>
    string(11) "jeanmarine2"
    ["user_email"]=>
    string(24) "jeannersolomon@gmail.com"
    ["user_url"]=>
    string(26) "/forums/users/jeanmarine2/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "jeanmarine2"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176972)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Yes, the architect is suggesting stripping the plaster and replacing with sheetrock, saying that much of the plaster will need to be removed to run piping and electrical (this doesn’t necessarily make sense to me, the future kitchen is already set up with a washer/dryer so plumbing is there), to provide a solid surface for hanging cabinets etc.  On the one hand I understand it since we learned that our hallway plaster was all dried out and not safe for hanging things, and we can’t even properly hang artwork because there’s nothing for the hooks to grab onto, so our architect may have a point.  But I only want to lose the plaster walls if we have to.  And the tin ceilings are original and in good shape throughout the parlor floor, maybe there’s a patch or two but mostly something I refuse to part with.  It wouldn’t make sense to me.

BrooklynButler | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4997 (8) {
  ["data"]=>
  object(stdClass)#5001 (12) {
    ["ID"]=>
    string(5) "12545"
    ["user_login"]=>
    string(14) "BrooklynButler"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(14) "brooklynbutler"
    ["user_email"]=>
    string(19) "daisyskip@yahoo.com"
    ["user_url"]=>
    string(28) "/forums/users/emilyroebling/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:38"
    ["user_activation_key"]=>
    string(20) "dT07WYWCSsx8vugFhAMB"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(14) "BrooklynButler"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(12545)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I think the answer is a preservation architect to draw up some plans, and then any decent contractor can follow them to get the result you desire.

no-permits | 13 years and 3 months ago

string(1) "1"
object(WP_User)#5000 (8) {
  ["data"]=>
  object(stdClass)#4993 (12) {
    ["ID"]=>
    string(6) "176811"
    ["user_login"]=>
    string(10) "no-permits"
    ["user_pass"]=>
    string(34) "$P$BQ0OH9Ih5gOlNPyiuMv52Zag/olDYr1"
    ["user_nicename"]=>
    string(10) "no-permits"
    ["user_email"]=>
    string(16) "c90027@gmail.com"
    ["user_url"]=>
    string(25) "/forums/users/no-permits/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:14:46"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(10) "no-permits"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176811)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

“preseravationalist contractor” sounds expense. i wouldn’t mention those words to a contractor if i were you.

callalily | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4998 (8) {
  ["data"]=>
  object(stdClass)#5002 (12) {
    ["ID"]=>
    string(5) "56059"
    ["user_login"]=>
    string(9) "callalily"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(9) "callalily"
    ["user_email"]=>
    string(26) "moparbrownstoner@gmail.com"
    ["user_url"]=>
    string(20) "/forums/users/mopar/"
    ["user_registered"]=>
    string(19) "2017-08-10 13:38:12"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "callalily"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(56059)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

We used WCK Electric of Bed Stuy to upgrade the whole house completely. They installed new points in tin ceilings and installed new boxes without hurting the tin ceiling one bit or breaking any of the plaster medallions, or in any way touching any of our moldings. They even did a nice job on panelling. There is absolutely no reason in the world you would have to remove a tin ceiling to add light fixtures — unless you’re specifying recessed lighting, which would look bizarre with a tin ceiling anyway. Pendant lights are more appropriate. Also consider adding wall sconces in the kitchen to soften the light. And BruceF, our tin ceilings are original to our early 1890s house. They may have been an addition to earlier houses. OP, I hope these contractors aren’t also suggesting replacing plaster or moldings with sheetrock or new moldings — they will make more money doing that, but you would be replacing high quality materials with cheaper.

greenmountain | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4997 (8) {
  ["data"]=>
  object(stdClass)#5003 (12) {
    ["ID"]=>
    string(5) "12939"
    ["user_login"]=>
    string(13) "greenmountain"
    ["user_pass"]=>
    string(34) "$P$BnKovbg4FcvougATD6kVp72yuOJzcG."
    ["user_nicename"]=>
    string(13) "greenmountain"
    ["user_email"]=>
    string(23) "aaron@greenmountain.nyc"
    ["user_url"]=>
    string(24) "http://greenmountain.nyc"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:45"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "greenmountain"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(12939)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Seperate the two parts.  A small specialist in kitchens can meet your needs, but may not be insured for exteriors.  An insured deck builder can work on that part while the kitchen builder focusses on the interiors.

curated | 13 years and 3 months ago

string(1) "1"
object(WP_User)#5000 (8) {
  ["data"]=>
  object(stdClass)#5004 (12) {
    ["ID"]=>
    string(6) "176931"
    ["user_login"]=>
    string(7) "curated"
    ["user_pass"]=>
    string(34) "$P$B3bbhAoyexY/WIMX5pYkD7IREIqgjL1"
    ["user_nicename"]=>
    string(7) "curated"
    ["user_email"]=>
    string(15) "c@curatedny.com"
    ["user_url"]=>
    string(22) "/forums/users/curated/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "curated"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176931)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

There are plenty of contractor’s who specialize in preservation of old details but “preserving old details” and “cost effective” very rarely go together.

brucef | 13 years and 3 months ago

string(1) "1"
object(WP_User)#4998 (8) {
  ["data"]=>
  object(stdClass)#5005 (12) {
    ["ID"]=>
    string(4) "4724"
    ["user_login"]=>
    string(6) "brucef"
    ["user_pass"]=>
    string(34) "$P$BBW3UzNM8B1w6uproJMdiiw1vnHriz1"
    ["user_nicename"]=>
    string(6) "brucef"
    ["user_email"]=>
    string(20) "bruce@jerseydata.net"
    ["user_url"]=>
    string(21) "/forums/users/brucef/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:13:36"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "brucef"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(4724)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Good luck with your project. Getting contractors to grasp your sensibilities will be a challenge. Just a thought, you do realize that in all probability, the tin on your ceilings was a more recent retro-fit, usually when converted to multi-family along with the fire code. First step should be architect/engineer, as your hands will be tied almost immediately. DOn’t agonize over choices you probably won’t ultimately have.