Brownstone skylights and upper tenant drama

Actually, I wonder if it’s against firecode for a 2-family. I ask because we already have a fire hatch (separate of the two skylights). The two skylights are fixed…

emmajacob

in General Discussion 7 years and 6 months ago

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emmajacob | 7 years and 6 months ago

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After almost a year of roof leaks going into our upper tenants’ apartment, we finally bit the bullet and replaced our leaky, flat Velux skylights on our brownstone with classic, domed skylights with clear glass and wire mesh embedded (two). We weren’t happy about going this route, but our roofer just said that they were the best to stop the leaks. Our tenants hate them and said that they feel like they’re in jail and almost sound like they’re threatening to withhold rent– and since these skylights do not affect their unit’s habitability (but improves it), they can’t legally do so. Anyone deal with this type of drama? Was it bad form for us to not have asked our tenants what they preferred? (Nothing in lease said that we should have asked or need their permission.) Just want to make sure that we’re not missing something.

shahnandersen

in General Discussion 7 years and 6 months ago

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There are two questions here. #1 Did you do the most sensible and responsible thing that is in the interest of your tenants? Did you pay on your own for an improvement that basically benefits your tenants? *Of course.* Do you have any liability? *Absolutely not*

#2 Should you have discussed this improvement with them before you did it. *Yes* That would have been the decent thing to do.

Note that the wire mesh is probably required by the current building code and any replacement skylight, no matter what style would require it.

resident2 | 7 years and 6 months ago

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Tenants come & go… your building is your long term investment.
No you do not need to include your tenants in the final decision of what skylight to install.
They are not your partners.
Your responsibility to your tenants is to make needed repairs to maintain the building; you have done that.
It sounds like your tenants have other issues other than skylights going on in their lives….
Threatening to withhold rent for something that is not a warranty of habitability issue often indicates that they are have financial/personal issues, nothing directly to do with you.

EJR | 7 years and 6 months ago

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Those skylights are period-appropriate. I have one in my stairwell and like it a lot. I’m sure you could have installed a modern skylight that had safety glass without the need for chicken wire, but it would have looked out of place. The tenants will either get used to it or leave and you’ll get new ones.

NeoGrec | 7 years and 6 months ago

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What an odd over-reaction from the tenants. Especially when lots of folks much prefer the look of the old-fashioned chicken-wire skylights. Are you sure there isn’t a more serious underlying issue? I know these skylights leak less than the Velux style, but I’ve also heard they are poorly insulated and allow cold air in. Is that their beef? But in the end, I agree with the other posters — let’s these tenants leave if they need to!

EJR | 7 years and 6 months ago

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@NeoGrec, you raise a fair point, my traditional-style skylight is terribly insulated and there’s a distinct cold spot when standing directly under it. If it were in my living room or bedroom as opposed to my stairwell, it would be an issue.

emmajacob | 7 years and 6 months ago

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Thanks, all. So in terms of other motives, I will say that my tenants are fantastic and can definitely afford rent, and live in the duplex above us, which we painstakingly renovated in a modern style (not classic brownstone) before they moved in. They’ve been amazing about the 8-month roof leak ordeal. I understand their growing impatience, but this feels unfair. My husband and I are super responsive/fast-moving to all the tenants’ concerns and repairs, since we live below them. One skylight is in their hallway and the other is in the bedroom. Yes, they are both draftier–which the tenants brought up, but mainly it’s aesthetics, which the wife is really anal about in general. But I reached out to my roofer, and he feels strongly that these are the most watertight. I’m thinking of asking to spec anything else and asking our tenants to contribute to the cost of replacement if we go that way.

NeoGrec | 7 years and 6 months ago

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If the skylights are non-opening, you might be able to install an acrylic panel underneath them to seal them from drafts.

emmajacob | 7 years and 6 months ago

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@neogrec – can you elaborate? Would love to hear/see what you’re speaking of…

NeoGrec | 7 years and 6 months ago

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Sorry, I don’t have any visuals. But when we recently discussed replacing the leaky Velux skylight over our stair hall, this was our roofer’s suggestion. Just a flat panel of acrylic (aka plexiglass sheeting) installed to cover the opening but obviously wouldn’t block the light. Would work for us because we have an old stained glass panel sitting right below it. If the skylight opens, it of course won’t be appropriate.

mozeeatupu | 7 years and 6 months ago

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>Note that the wire mesh is probably required by the current building code and any replacement skylight

Only the skylight over the stairwell and public areas require the mesh, not ones inside the apartments.

eileengray | 7 years and 6 months ago

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Most skylights leak because they were improperly installed (or very old). A skylight installed over a curb will always out perform one without a curb. Was there a curb for the ones that failed? Velux makes excellent skylights so I have to believe it was the installation not the manufacturer that caused the problem.
With regard to wire mesh (vs wire glass), it is required in multiple dwellings for skylights in the public hallway. The purpose is to catch the glass when the fireman smash the skylight to vent the smoke in the event of a fire. I appreciate the tenants objections within the apartment but it is a non-negotiable item in the public hallway.

peaceout | 7 years and 6 months ago

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These brats cannot withhold rent because they do not like the skylights. If they do not like what their landlord chose, and paid for in order to prevent leaks, they can buy their own place.

BKALLDAY | 7 years and 6 months ago

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I’m sorry. The upper tenants own the building or YOU do. I miss the days when tenants would just be happy to have a good, responsive landlord and a lovely place to live. If this is a sign of things to come count down the days until their lease is up and give them notice nice a legal like.

emmajacob | 7 years and 6 months ago

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I’m surprised with these tenants because they’re actually fantastic–and I have to say that we’re also pretty great landlords. Have zero complaints till now. But yeah, I think there’s this sense that they co-own because they pay a pretty penny in rent (for a meticulously renovated duplex in Fort Greene, for chrissake). For example, they got persnickety when we decided to install a gate on our stoop to stop loiterers from eating, smoking weed, and doing drug deals on our stairs. Has worked like a charm, and yet…

Guest User | 7 years and 6 months ago

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Have you contacted Velux? Maybe they can recommend a roofer that has installed Velux in your area.

Guest User | 7 years and 6 months ago

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8 months is a long time to have the issues open. I would get a 2nd roofer’s opinion or the GC that worked on your renovation to see if it is a Velux or install issue. Change something in this equation to get to a solution.

emmajacob | 7 years and 6 months ago

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This is a long, complicated story. But contacting Velux isn’t a bad idea.

empathie00 | 7 years and 6 months ago

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I can’t help you re: persnickety tenants 🙁 but re: sealing from drafts – you can add a picture rail (or any moulding with a flat top) around the skylight opening about 10″ or so under the skylight, line with a bead of caulk, and insert a plexiglass sheet to lay on top of the picture rail. That plus the caulk seal should eliminate most drafts. Depending on how large the gap is, you might also consider putting some spray foam in the gaps, from the outside. Good luck!