Huge Renovation

Hi all, I’m about to embark on a huge renovation of a formerly rent controlled apartment on 2nd street. The tenants had been there since the early 70’s so it needs a total gut renovation. It can be configured as a very large three bedroom but it presently only has 1 small bathroom. I’m thinking of converting an airshaft and small closet into a second half-bath. Does anyone have any opinion on the extra rent a half-bath would get in a brownstone in Park Slope? thanks!

Brooklynnative

in Roofers 10 years and 10 months ago

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Brooklynnative | 10 years and 10 months ago

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The building is on 2nd street in Park Slope zoned for 321 so it really attracts a lot of attention from people with kids. I’ve already put a great deal of money into the building and all the other apartments are all really renovated, beautiful, and huge – building is 20×65\. At some point the previous owner took out the airshafts on the second floor when he was living there, we took them out on the first floor when we were living there. So there are just two floors with airshafts now the third and fourth. There is one airshaft on the east side (bathroom) and one on the west side (living room and bedroom with two windowless interior rooms in between them.) I’m thinking of taking both airshafts out. The western side is a no-brainer on the fourth floor because my building is 1 1/2 stories higher than the next building over on the western side. So I plan on putting windows along that wall on the fourth floor (which means you’ll have unobstructed views of Manhattan). On the east side with the bathrooms is the side I’m not sure about. Is it worth the cost of installing a new bathroom? I get more than $5,000 for the parlour apartment which has been duplexed into the English basement and has the garden, and I get 3 1/2 for the third floor. This apartment will be much much nicer than the third floor because of the windows in the interior rooms. Plus, I’m thinking of moving the kitchen from the back of the apartment to the front so may be filing plans with the city in any event. After the renovation it will be a real three bedroom with windows in every room, every room fitting at least a queeen sized bed. So, in an apartment this sized, how much does an extra half-bathroom get me? Is it worth the hassle and expense? Are we talking $50 a month or $200? Thanks.

resident2 | 10 years and 10 months ago

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All bathrooms need ventilation; even half bathrooms. The buildings department will also probably look at you closing off an air-shaft as adding square feet. The building is probably already over built for the lot. The bottom line is that the amount of money to file this, build it etc probably will not increase the rent significantly to justify the cash out lay in the short term, but over many years it may. But just as all things where value of of Real Estate is concerned it is LOCATION, LOCATION, LOCATION. What is wanted in the neighborhood? Who is this apartment going to be for: a group of shares on a budget or a professional family wanting assets and amenities?

alfredsutton | 10 years and 10 months ago

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Ok Go ahead you are thinking out for a big renovation. Best of luck!!!

Brooklynnative | 10 years and 10 months ago

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HI, This is something I’ve been wondering. I think there is a rule that every room in an apartment must have a window. That’s why architects started using air-shafts. Not sure if this applies to closets and bathrooms though. But that’s a question I can ask my contractor/architect about. What I’m hoping for is a cost-benefit guestimate about adding a half-bath. Thanks.

resident2 | 10 years and 10 months ago

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An extra half bath would always be good for such a large apartment, but I do not think you could get it approved to close off an air shaft? It is surely part of the required ventilation for this and other apartments in the building?