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You might want to try a fresh set of brad point drill bits before spending orders of magnitude more money on a carpenter.
For example: http://www.woodcraft.com/Product/2085785/43138/FISCH-7-Piece-Fractional-Inch-Chrome-Vanadium-Steel-Brad-Point-Drill-Bit-Set.aspx
You could even buy a new drill (if your current one isn't up to snuff, but try the new bits first) and still come out way ahead.
You could try Matchless Construction, 917-319-4691, Pete Jukoff. His firm is working on a brownstone in Brooklyn and he started out as a carpenter. I would think he has the tools since he builds custom cabinets and has been in the business for over 35 years. However, since you're requiring insurance, this drives up the cost.
I have rock maple (bowling alley maple) custom cabinets in my kitchen. I tried to drill holes to add knobs and pulls, but the wood is rock maple and my drill and bits, and my arms, can't do it. I know this is a hard person to find, but anybody know an insured carpenter who works brownstone Brooklyn who might be willing to do this for us? Thank you!
PS. Gas and electricity are included in the RY Condo rents.
I didn't realize that rents were that high in Brooklyn. You can rent apartments those sizes at 1601, 1619, 1623, and 1641 Third Ave, 3rd Ave. at E 90 to 92, the Ruppert/Yorkville Condo, with the same upgrades for those prices! If I were paying those rents, I'd rather live closer to Museum Mile and Central Park.
Anyone dumb enough to pay $5,000/month to live in Williamsburg deserves what they get.
Aboutready lives in Williamsburg and her hubby is a lawyer.
After 12 months living in this building I cannot wait to move out. Let´s start by saying that the issue is not the rent, which is pretty much comparable to other buildings in this area. The issue is that the management is terrible!!! If you are considering moving into this place I recommend you check blogs like curbed and brownstoner which covered the rent strike that took place a couple of months ago. We were tired of management not addressing issues like strangers entering the building, things being stolen from storage rooms, disgusting urine soaked carpets, $700 electricity bills for a 1-BR.... the list goes on. Save yourself a headache and look somewhere else. It´s no coincidence that so many units are becoming available after the first year.
It all comes down to who is the manager of your property. The manager that we are dealing with is not responsive to our requests or concerns. Hopefully, yours is different from ours.
Thank you @LoftyDreams! That is good to hear.
In my old coop, we hired them after interviewing five or six companies. Ellen Kornfield was great, professional, knowledgeable, and quick to solve problems.
Has anyone had any experience with this company? I recently bought a condo and they are my property managers. Just looking for any feedback - good or bad (but hopefully good!).
Another_Buyer wasn't kidding about "all sorts of issues". The circle jerk of litigation is up to $7.5mm in alleged defects ("widespread problems with water infiltration, heating, plumbing, electrical, façade, terraces and the roof") per TRDNY http://therealdeal.com/blog/2014/08/26/savanna-wants-claims-dismissed-in-suit-over-141-fifth-avenue/#sthash.LkhNGGDv.dpuf
Any new information on this building? I see that it has now had scaffolding on it for over 4 years. What is going on?
any updates on this building? have any of the penthouses sold?
I noticed the window issue when I went for a viewing as well, it was impossible to open. They said it was because of summer moisture, which is pretty much BS. I really doubt they can do much about the windows, since it's a landmarked building, and changing anything's appearance is not allowed.
CC also is pretty high for a building with almost no amenities. All in all, not much value going on here.
Another_Buyer - thanks for your thoughts. pls email: firstname.lastname@example.org. Thank you.
Is this in NYC or C0lumbia C0unty? The ADAs in C0lumbia C0unty are more aggressive prosecuting this issue because there are more handicapped people there.
I'd double check this. Look at the roof deck of 201 W 89 St.
Their elevator does not go the roof either and they don't provide ADA access.
Level the playing field. Get rid of the building elevator altogether and turn the building into a walk-up.
Our mid rise co-op has a fair amount of roof space with a really nice view. We’d like to add a roof deck, however our Engineer has informed us that we can not because it would have to be ADA compliant. There is no elevator to the roof (one flight of stairs from the PH floor to the roof). We are told it would be cost prohibitive ($1M) to add access that would be ADA compliant.
Are there any alternative approaches that anyone is aware of? It’s such a waste of great space that all shareholders would benefit from. I’ve been on other roofs that don’t have elevator access. Is there a way to get this done without elevator access?
Thanks for any advice!
When I moved in, I paid over 10K for a licensed contractor with insurance to paint my very large 1 bedroom, not including the kitchen and bathroom. I had to pay the building $250 for permission to paint and put up a $5,000 bond against damages. The contractor was required to carry 1 million insurance.
The place needed extensive wall repairs, including removing wallpaper from one wall. Some of the trivial looking cracks turned out to be masking craters. Everything, including the ceilings, was skim coated also. He had to use 2 coats of primer in some places. He also did 2 coats of paint. Everything was done with Benjamin Moore 's Select paint (more than $50/gallon if you bought it yourself at Janovic's). Most days 4 men were working on this and it took took several weeks since it was not empty.
The only thing the former owners had done to the apartment in 30 years was to replace the appliances - and that was 20 years ago from the receipts I found buried in a kitchen drawer. They did a token paint job to clean the place up for the sale.
Just wanted to share that I got a quote for $10K painting job for one bedroom similar to your size. Here is exactly what these guys said... Can someone PLEASE recommend a quality painter at reasonable cost?
Living Room, Dining Room and Bedroom – preparation and painting of those areas (Ceiling, walls and baseboards/molding)….assuming you want the cabinets in LR as well.
Your xxx room would require 3 coats of paint to cover the dark color (unless you are still doing a dark color).
This price includes Benjamin Moore Paint, but does not include any skim coating to walls. Minor Preparation (sanding, caulking) is included.
Approx. $9,800 plus 8.875% tax ($869.75).
1 guy, 2 days, 1,000 sq ft, materials, prep, travel time (parking?) , brush & roller skills ...for $500?
Your painter is making $22 - $27/hr AND you get 99% quality? I don't know what 100% means to you, but if half of what you're saying is true, put me on the list of people asking for his # (I'm serious).
We would use him/her exclusively for our properties.
"IMO, you get 99% quality with $500 paint job. Spending $2-3000 for the extra 1% quality still puzzles me."
1% buys you bonding and insurance to prevent THIS: http://www.ocregister.com/articles/sandoval-631118-lenney-judge.html
But hey, if it's worth the $1000 savings to gamble with your life ...
hi BA294, I would also like to have this painter's information. thanks!
It sucks if I am stuck with PTACs. I will check with the board and HVAC shops to see what I can do.
To replace with split unit is more complicated, do you have outdoor space for the condenser? If you do, the refrigerant pipes still need to penetrate the exterior wall, many condo boards don't allow that. If you plan to install install a indoor condenser unit, you may lose a window for it and probably replace that window or part of that window with louver, which changes the appearance of the building.
I would like to replace PTACS with mini-split too. Not sure if it would be complicated to minimize affect the building appearance.
PTACS are pretty simple. Any hvac guy can replace them. you should call 2 or 3 and have them give you proposals
I am living in a small condo building. The building is pretty new, so is the condo board. The two PTACs (Packaged Terminal Air Conditioner) in my apt are way too noisy in winter. Does anyone have any experience with replacing PTAC? I am thinking about mini-split. In our offering plan, there are some guideline such as, "should not affect the external appearance of the building". It sounds vague to me. Could you share what you did? BTW, my apt is located at the back of the building.
We have interest in this property but see a good number of violations and HPD actions. This could just be caused by the initial construction as NYC violations are bound to happen during the construction phase. I am wondering how renter and owners of this property rate their experience now? Is there good sound proofing? Are there problems with leaks? Do management and residents tend to get along? etc. I very much like the loft look but would just like to be sure the lifestyle is right for me
What do people make of "...with no demising walls" in the 50 Bridge St. building description? No death-causing walls!? I think the broker meant: "with no walls to compromise the space..." or something similar. I know being a broker means trying to find new forms of rhetoric, but I see so many malapropisms in these property descriptions that when it comes time for me to sell, I'll market my own property--without 'demising' the walls or anything else.
CoyWolf, sounds to me like Wells is pricing you as a Jumbo borrower and not a conforming loan, as Jumbo pricing is better than conforming today. Actually, $1.266mm @ 60% is Jumbo territory so they almost definitely are. I'm on round 3 of financing in 4 years with same banker at Wells, each time he's been best price along with great process. (2011 purchase, 2012 refi, 2014 sale/new purchase). I'm going 30 year fixed Jumbo now as well, 47% LTV, closing next week and was locked at 3.875% in mid July. However, 1/8 point brought me down to 3.75% and additional Wells banking relationship reduced another .125% so I'm fixed at 3.625% for 30 years with just 1/8 point. My banker said this is the lowest he's ever closed on a 30 year fixed, my timing on the lock was pure luck. Considering my 2012 refi rate was at the market bottom then, with 3.375% on a 10/1 ARM, I'm pretty happy with only 250 basis points higher on a 30 year fixed.
CoyWolf, I apologize if we are late to the game. First Republic is a Private Bank built on Jumbo Home Loans at low leverage. Depending on some basic relationship requiremetns most of my 7/1 IO's are being locked at 2.60% which is our floor today. The 5/1 Floor is 2.25% Always open to a conversation if you would like more detail. Both No Points.
That's a really nice deal on the points - 3.25 year breakeven or so
Thanks for the update Coy!!! I look forward to the closing update...
Hi, This is for Ali (Front Porch): I ended up getting the best rates from Wells Fargo. I locked on Wed 8/6. Wells actually ended up blowing all the other banks out of the water. I was offered a 3.875% for 30-year fixed (0 points). But I decided to go with the 7-year ARM instead. The rate was 2.875 % (0 points), but I bought 2.75 points to get the rate down to 2.0%.
Although it looks like rates might go down even more, I'm totally happy and relieved to have gotten a good rate. Now I just have to wait to make sure that I get approved for the mortgage LOL.
13 apts left . Out of 83
I saw this building; very nice but the bedrooms on many of the floorplans are tiny. This is ultimately what stopped us from buying here.
14 left i think , all top $ apts, priced 1300-1400 per sq ft. Great for the building value!
1 more sold.
Thanks, I always forget about that site. The photos show the courtyard windows of 342's D and E lines. The new building will be an L-shape in plan, with the full-depth leg right up against that courtyard.
The tenement building at the corner will also have its air shafts blocked, but they were never much to begin with.
Here's a link to the Toll Bros building. It's currently up about 3 stories.
Egad! Thank you both (RENY & NWT). Really appreciate it.
It'll be a new Toll Bros. building. 342's eastern courtyard will be blocked by a solid wall 26 stories high, instead of looking out on tenement back yards.
Thanks for that. You seem knowledgeable about the building - do you happen to know the plans for the empty lot to the east? A huge building seems more than likely, and would explain the low and dropping prices of the listings (construction noise in addition to blocking light)...
There is no bank fraud going on at all. I just need a good banker/adviser.
1. you need to be careful to avoid committing bank fraud
2. if you intend to sell your apartment in the near future you will need
to disclose that fact to all prospective lenders
3. as to a bridge loan, the reason they got that name is that their terms are often
so onerous and damaging that borrowers end up jumping off of bridges
Interested in purchasing an apartment which is slightly less from what I own. My apartment does not have a mortgage, we were told by my agent a Home Equity Loan would be best so we could approach the sellers prepared. I may need a banker or is creative, some of our income is *gifted* by parents and not sure if an underwriter will allow this as income.. Anyone have a good banker or advise?
The contractor should provide the architect and you sufficient detail in their estimates for the both of you to decide how to best fit things into your budget -- different fixtures, cabinets, etc., If two or three contractors are coming in with estimates that are significantly over your budget, you may have underbudgeted for the scope of work you're planning. It's a collaborative effort between you, your architect, and contractors to bring it in at a price you can all work with.
Its all about value engineering. the contractors you have chosen should be able to help you in determining where to save. How much over are they? Maybe different kitchen cabinets would help. Did you get a complete breakdown of each item?
We have recently had our architect create plans for our renovation. In doing so, we were clear about our budget up front. Now, after carefully creating our plans and sending them to contractors, we're hearing back (even before bids are actually sent) that the scope of work and the budget are quite beyond what we had initially suggested to them. How usual is it for contractors to get plans and then to work with people to draw back the scope? At the moment it feels like we're walking into a store and being told to choose a shirt without any idea of the price of that shirt.
Our changes include:
Updating bathrooms (no changes to location of fixtures)
Redoing kitchen, opening a wall, reposition the fridge
Adding w/d in closet next to master
Doing work associated with ducted AC installation (they will not be doing the installation, but will need to do patching, etc.)
Painting (pre-war apartment is already skimcoated. Only 2 new doorway size sections need skimcoating).
Hey aboutready, how was your vacation? You getting ready to send the kids to school?
Thanks Jazzman, that is definitely not enough money for Aboutready to trade in life of leisure.
The answer is here - http://www.bls.gov/oes/current/oes419022.htm
>I have a wood burning fireplace venting outdoor via chimney.
Is this in NYC or up in C0lumbia C0unty?
where did you purchase the gas fireplace from? we ran a gas line "to the near location" when we renovated in 2008 but this is one of the last projects to be completed and am considering if we want to do it this side of winter or next summer.
If the chimney is a traditional brick w/ clay liner this is probably the time to put a stainless steel insert in as well.
I would be very surprised if your burner is a hindrance to your plans, that is by far the least of your problems. Call 311 and they will fix you up. BTW I converted a wood burner to gas and we loved it, but you need to make sure the natural gas piping is installed attractively--you're dealing with a plumber, not a decorator....
Just curious - how are you going to get the gas to the fireplace?
>ITs BS that co-ops take more than a week to approve a sale
What does that mean it's BS? Go back to Australia if you don't like New York.
ITs BS that co-ops take more than a week to approve a sale....but the answer is yes, they can delay the closing ....sometimes by a number of weeks.
August does tend to be one of the tougher months for board interviews. Many people go away for part of the month. My board, for example, is not meeting in August. However (and I am on the board) - I can tell you that we are cognizant of commitment letter expiration dates when packages come our way. So if we did have a package come in wherein the commitment letter expired at the end of August, we would make every effort to interview a qualified buyer with time for him/her to close.
All in all, it just depends on the particular board and how they operate. There is not a whole lot a buyer can do in this situation with regards to pushing a co-op board. If there is time that has lagged, it may be a better idea to have the shareholder/seller reach out to management (or if they know a board member) and politely inquire about a potential interview. If it has only been a week or two and you haven't heard anything......chances are you need to wait a week or two more. Good luck!
Yes at this time of year with summer vacations it could be difficult to get the board together for an interview. This is not uncommon and par for the course.
Mortgage Master Inc.
It is summer and it's usually difficult to pull anything off until everyone returns from wherever they go at this time of year. Between summer and holidays at the end of the year, it can hold things up. Good luck to you
our co-op used C.C.Construction to do our co-op recently - email@example.com or 917-626-1254 is the best contact number to reach Michael.
If you want to come and checkout the job they did we're located in Brooklyn heights - make sure you look into beefing up the insulation, it was an option proposed by Michael which is why we went with him....has made a huge difference.
Thanks! I will give them a call!
Why don't you call the NY Council of Cooperatives? They have references for roofers.
Hi, my building is about to undergo a complete roof replacement and we are hoping to send out a request to contractors in the near future. Any recommendations?
I seriously doubt that. You're credibility is shot to hell with comments like that. And I had a FHA loan for my first purchase in the late 80's.
In 2001, I think he put down like 1%. LOL
The appreciation could be up to 50% from 2008 to 2014 if it's a prime location in Brooklyn.
He also had money for down payment, closing costs, and liquidity requirements. Not everyone is able to save that much money when paying $25k a year in rent and $50k a year in taxes.
Friend in another city bought a prime location studio..
2001 for 209K
Put about 20K into it.
2008 sold for 355K
Would probably sell for about 380k today.
He basically got paid $1000/mo. to live there, while renters spent $25,000 a year in rent.
Thank them when/if you happen to meet them by chance; avoid any further contact (other than incidental) thereafter.
> As a board member, we don't expect a 'thank you' for approval.
I agree. They were doing their job not doing you a favor. No need to thank them.
As a board member, we don't expect a 'thank you' for approval. I agree in that saying hello when you see one of the members and being a cordial neighbor says so much. If you wanted to perhaps wait until the annual shareholders meeting (and attend that) - and perhaps after you live in the building for a bit, then give a thank you to the board for their year's work and time.....that's a nice gesture as well.
Allow 4-6 months.
Thank you SP21 and ProINNYc.
I appreciate your kind words
I got to say Jeff is the best. He renovated my apt a yr ago and I contacted him a week ago to have something fixed. Next thing you know the best crew shows up right on time and took care of everything for free. Jeff is as reliable as it gets.
Jeff is excellent, he renovated my Brooklyn loft and I love it. Also, there is an advantage to using someone who worked in the building because they somehow know the way the building works, how to get parking nearby, the building staff etc.... all of which does make it easier. That's not a reason to hire him, but just one factor to keep in mind. Best of luck.
Jeff (PRimer): thanks for your feedback. I'll email you later and, if it's not too much trouble, ask you to come in for a walk-through and estimate of costs/time line.
Brad: Thanks for your input. Your blog just got a new, faithful reader.