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FormerRenter, I also have a Viking microwave with 300 CFM (I got the convection microwave which is one of the greatest inventions ever, since the oven feature is extremely useful). I actually had a recirculating hood before the renovation and removed it for the convenience of having the microwave there. They told me that I need a Pro rated microwave so it doesn't melt, and I put it several inches higher than normal.
The kitchen gets hot when I use the stove or oven. It is a really powerful machine. I'm not sure if the trim matters that much for the heat aspect, since the heat is being produced and has to go somewhere, but I can see that it might push the air a little more "in your face" and cause it to more uncomfortable. Nevertheless it sounds like you are going to have to use the 5" trim and hopefully you enjoy it!
Many thanks, sp21. That's great news. I was hoping to have some empirical evidence that the 5" trim prevents condensation. Of course, I've been dealing with renovation issues on this project long enough to recognize that it ain't over 'til it's over - so we'll see if the 5" trim works in my particular application. But I have 2 questions: when you say that you have a "recirculating fan" do you mean that you have a traditional over hood (with a powerful exhaust)? (Again, my thought is that the forward angle of the trim is probably the most important factor). And, also, does pushing the hot air forward make your kitchen noticeably, if not uncomfortably, warm? Really appreciate your input.
I have a Wolf R304 30" range and oven. It has the 5" trim kit. It does push the air forward a bit because it's angled over the range. I have a white glass backspash (wide subway tiles) and have never noticed condensation. I also have a recirculating fan above it. For what it's worth my impression is that, by reputation, Wolf is more reliable than Viking.
Don't you wish you were a renter again? Then you wouldn't have to deal with these horrible, horrible things. Quick, sell now, this way you can also avoid tipping the doorman.
Flutistic and Flarf, many thanks for your thoughtful responses. Indeed (not that I'm rich - unfortunately, I'm not!), but it is something of a "rich person's problem," so very true that a little perspective on my part would help! Nonetheless, I would like to select the option that will resolve this issue. I suspect re-directing the hot air flow with the 5" trim will go a long way. I would love to hear from someone on Streeteasy who has the 5" trim. My gut tells me that the Viking microwave exhaust, which at 300 CFM puts out about 50% of what a powerful hood would put out, isn't the problem - because it's the 10 or 15 minutes during the pre-heat phase when the water collects - and I don't think that the a more powerful exhaust would get enough of a "jump" on the situation while the backsplash surface is heating up. Thanks again.
I just want to add in my two cents. No offense to jelj13 who was just reporting back from his conversation. Primer renovated my apartment, not a full gut but pretty extensive, less than $300k and the work was fantastic. I literally think of his crew multiple times a week because I love my apartment now. Another time I had a contractor do a small project and some random work around my apartment. It was reasonably priced, not too expensive or inexpensive. The work was so-so and I had to have them revise several things which was a huge pain and waste of time. Renovation in general is very stressful but it says something about Primer that I am looking forward to the day years in the future when I call him up to renovate another apartment.
Nothing wrong with some honesty Jeff. Keep up the good work!!
What's the problem with a contractor (in this case, Primer) honestly informing you that he could not take on your job?
Would you rather deal with a contractor who tells you that he will do the work and then he can't?
(This would include: contractors who show up and start the job but then can't finish it on time/ or claim that they can't complete it without much more money than you agreed upon? Would you rather hire those dishonest contractors who tell you that they can't return to finish the job?)
Since Primer is currently working on projects that require his full staff , doing gut renovations (as described by front_porch ) would you want him to not give his best to those who hire him for such projects?
Do you want a referral for a contractor who does smaller jobs ?
A gut renovation of a bathroom and building a new closet is not considered to be a full gut renovation.
It's not even considered to be a renovation as described in the front_porch description of this discussion thread.
The first part with the quote was correct. What I said was most of the projects we do now are 300k and up. I explained that we now have more expenses and we would have to charge you too much to take on a small project. Is that wrong?
Well maybe I had the wrong website for Prime Renovations. This is what Jeff Streich wrote me: "Thank you for your interest in Prime Renovations. We are only taking on full gut renovations. Sorry we cannot be of help."
I indicated that I wanted to do a gut renovation of a bathroom and build a new closet. I sent a follow up email to clarify and he said he repeated that he cannot take on small projects under 300K.
It's really telling that the Times's rent/buy calculator is basically made or broken on the apartment value growth assumption.
That said, this doesn't look half bad (Apt A1103):
01/09/2009 Previous Sale recorded $1,080,478
09/30/2014 Listing sold $1,550,000
Sale recorded $1,500,000
Looking at this building for a client. Interesting to read these past threads, 1931...sort of missed this call.
And lets not forget your massive leverage on a tanking "investment".
Factor in what a 10% decline does for you!
They don't put anything for the risk factor in.
Point well taken, JohnDoe. I find that oddity in the AMT tax worksheet inexplicable (the 25% reduction in exemption). It makes for a funny-shaped curve when plotting AMT liability against income.
I forgot the d. As is aboutready.
I have a great guy. He's a bit slow but very inexpensive and does a great job. E-mail me at email@example.com.
No board issues?
It is about 1100 square feet. Walls are fine. About how much to paint the walls, ceiling and trim? I have no idea. Any good painter recs?
That apartment is lovely. And barely usable by anyone who needs two or more real bedrooms. All the kids in this class ($3 million apartments) have more than 9 feet (if that) to live in.
You could save a million by going for http://streeteasy.com/building/45-east-62-street-new_york/6b and get a better building and location, but there the maintenance is $2K more.
No idea. They're probably looking at sales of other B/C/D -lines in the same building (the A has an extra maids room) and then adding a premium for the renovation.
The two back apartments have fire escapes, but I don't know how much having one outside a window hits the price.
NWT: So if you're comparing this to a large Classic Six (LR Library, DR, Kitchen Maid's, BR1, BR2, tiny BR3) where do you think it'll trade? This seems expensive for a Classic Six on a side street in a 50% down building. What are they using for comps?
It was built as eight rooms. The LR was very small, though, and pretty much useless because of the four doors to foyer, DR, library/4th BR, and hallway. Even now, expanded into what used to be library/4th BR, it's none too large. The kitchen is split in two because of the plumbing for the former maid's bath. I'd compare it to classic sixes, with the tiny BR about the size of an old maid's room.
3H's only exposure is to a little courtyard, while 6E faces the street. Maybe that's part of it.
This building really perplexes me there are two sales in the building with similiar room count and SF unit 6E sells for over 1.5M while unit 3H sells for $925K what is this huge difference in price? Any theories why this happened?
Not at Costco prices...
Sounds like something you can buy at Costco
seems like the building sold very well
Oops -- I forgot to add Thanks, Riversider ,for recommending Drimmers, too.
ph41, I decided after all the reviews here and elsewhere to take your advice and go with Drimmers . I called your guy Isaac. He's terrific. So friendly, knowledgable and gave great discounts. He explained that Drimmers doesn't outsource delivery to trucking companies, so if things ever arrive damaged, they take responsibility -- not like other stores where you have to fight Customer Service. He said, "Drimmers has no separate customer service dept. We ARE customer service." So let's see what happens . . . but so far, I'm very impressed. I was also impressed with AJ Madison, for the record, but that was with the sales dept and the bad reviews for everything BUT sales scared me off.
Maybe Aboutready has some ideas. She renovated her Peter Cooper Village apartment because it wasn't good enough for her, but she still had to bide her time there in order to be eligible to sue them.
I'm guessing Miele and other big names are going with some sort of 'broker' model where any dealer that sells it gets a commission but that its actually Miele that is setting the price, this way the price is controlled at all times that everybody pays.
If you are planning a kitchen renovation, rarely a kitchen designer/cabinetry company will coordinate the order and give you their discount, which is substantial. We used Smith River Kitchens and Scott Smith the owner extended his discount and dealt with the whole thing. Highly recommend him!
That explanation sounds odd. There would have to be moisture in the air (presumably from a leak) for mold to form. Temperature alone wouldn't be enough to create the level of severity you describe.
I would definitely consult an environmental remediation specialist and include language in your contract about seller and management's knowledge of the situation so that you have all the information available. Would they ever provide you with the original reports from the incident?
Overheating alone would leave the air bone-dry, so no mold, just nosebleeds, headaches and nonstop colds. I'm guessing that said tenant then over-humidified the overheated apartment, resulting in heavy condensation, and thus mold.
In any event, in coops any leaks from exterior walls or from in-wall plumbing would be their responsibility, and their insurance would generally cover damage to your apartment and belongings.
How much concern should one have in looking at an apartment that had mold remediation performed 6 years ago?
It appears that they used a reputedly company. We're planning on using our own home inspector for extra peace of mind.
The issue was in several rooms, but it seems to be remedied now.
The management's explanation for the cause was that the tenant at the time kept her radiators at an unreasonably high temperature. I'm not sure if I buy that or not, because I thought mold was usually related to an actual water leak .
Thanks for any advice / insight. We don't have any experience with this issue.
Ella - Could you briefly explain why the maintenance is so high in the building? High level of service? Few units? Recent upgrades?
There are a number of units in the building on the market, which is unusual given the tight inventory. Does it have anything to do with the difficulty of the board? Is it possible to broadly outline post-closing financial requirements from the board's perspective?
Amity95 - I live in this building and used to be on the board. If you have further questions I can help. Not sure if it is too late
NWT, would you happen to know if the apartments are sitting there because of the board? Is it a difficult board that makes it difficult to sell?
They're both out of my league.
Just going by the time they've sat unsold, they're both overpriced.
The upstairs one less so, as it did go into contract once, four months ago. They lost the rare buyer who wanted that LR and didn't care so much about the rest. Maybe last month's price cut will bring out a new buyer who'd passed it by before.
I am curious about purchasing in a unit in a building that is expected to begin construction next year from a fairly reputable developer. However, I am not sure how to go about this. I have been in touch with the developer but I'm wondering:
1. Do I need a broker for preconstruction sales? Or do I deal directly with the developer?
2. Would I ask the developer for some type of pricing sheet? Or would I just get in touch with an attorney?
All this is great, since somewhereelse sold his stocks late in the day on September 18 and bought them back mid-day on October 15.
sorry for the typos: peak was 1Q08 trough 3Q 09. market index from low 220's to high 170's. call it 22% decline compared with an S&P 500 decline of 59%. that was my point all along
peak to trough NOT trough to peak. its down about 20%
urban: youre confused, i said peak to trough to trough to peak!
peak 1Q 98 trough 3Q09. thats the comparison with the huge decline in the SP 500.
Reach out to CityRealty.com They really screen the agents they use and make sure they are top tier.
> but as a broker that only represents buyers I can assure you we would not have a 100% satisfaction record
100%? Really? What about that guy who deanc said didn't like you? I'm not saying I agreed with deanc/deanc's friend, but there's at least 1 party who isn't satisfied with you.
Rock on, KeithB!
@edwinyc Great album!
I always read your comments and learn a lot from you.
However: Don't blame the Rolling Stones.
All windfalls come in handy. Hence the word windfall.
Edwinyc is an aged groupie of the Idle Trolls.
>I was idly trolling. I hardly touch the site these days. Irony is not your strong suit, is it?
Wow, the idle trolls. Don't even have to touch a site anymore. That windfall comes in handy.
Actually, no I won't. But you probably will. Sleep tight, "truth."
On a more helpful note, has this changed? Have you been there more than two years? Fuel has been so expensive the last couple of years, particularly given the low temperatures. Oil costs have plummeted recently, but don't expect the results to get better the first year. They may or may not. GL.
Or you could just be our resident SE ass and see how that works for you.
Attorney, why use an attorney when you can have a wife of an attorney?
I don't know why people think that an attorney can solve their problems. You can't be the only one not getting enough heat.
Saul Goodman and Associates.
The developer got sued by the neighbors on either side for construction damage, and countersued one of them. The case with 145 is still going on. That seems to be why construction was halted within 20 feet of 145 for a while.
Have your lawyer look them up and see whether they matter.
what kind of litigation is going on? Details please? Suppose to close next week
hey any one understand the ramification / details with the ongoing litigation?
Got notice that first closings will be in Dec. Does anyone know why no significant activity in building for many months? Front is locked and no workers
Any idea when units will start closing in the building?
>The constitution is clear - you can't take property from one citizen and give it to another without just compensation - so if in fact the court rules that it is the government who is giving something of value to the tenants, then landlords are going to want their just compensation.
Uh, you are a landlord, not Sonya Sotomayor.
I routinely pay taxes, which go to other people.
Heck, I even pay taxes to the state of New York, that in part support rent regulations, and then people like aboutready get to steal some of those benefits for her own personal gain and use the windfall to buy into a Williamsburg condo with a rent abatement that benefits the developer. Wow, that's messed up.
about 1 hour ago
Member since: Oct 2007
ignore this person
Your "just compensation" was buying a building at way below market price.
Jazzman, be careful, aboutready might sue, even though she and you have never had a landlord / tenant relationship, she could still win, she has before.
>"Why did you choose to do that?"
I'm a landlord because I want to make a comfortable living. As rents and property values increase I make money (like today) and when rents and property values decrease I lose money (like 2009,2010). But overall it seems like a good investment.
Sounds like no reason to complain! All good, rent regulated, and all.
The point however is that the subsidy to the tenants is provided by me and is not a government provided subsidy (a section 8 check is clearly the opposite - it's a government provided subsidy).
Should the court rule that rent stabilization is a government provided subsidy then it creates real "taking" issues. I can guarantee you that if the court rules that stabilization in a government subsidy then there will be several landlords who will file to have stabilization thrown out as unconstitutional. The constitution is clear - you can't take property from one citizen and give it to another without just compensation - so if in fact the court rules that it is the government who is giving something of value to the tenants, then landlords are going to want their just compensation.
Penn South has many examples of enclosed balconies and I have always wondered whether the conversions were legal.
The DoB site shows lots of permits issued for "temporary balcony enclosure" at 112 W 56, from the 1990s through 2011. They're not really temporary, since the pictures and plans show that the full-width sliding glass doors between living rooms and balconies have been removed. Either the city didn't inspect, or inspected after the enclosures went up but before the doors were removed.
I have noticed this at 112 west 56th and wondered if it was just too windy up there for a balcony. In the last five years, quite a few have been enclosed and I have wondered how that was possible.
One case is at 35 Sutton Place, where the tenant and co-op have been in court for years, but finally settled. Tenant had expanded her kitchen, LR, BR, and bath out to and onto the parapet walls, without a permit, including a fireplace and whirlpool tub. Neighbors below were flooded, building slapped with violations by the DoB, and so on.
First I've heard of this: looks like next Local Law cycle will include looking at all those greenhouses and enclosures people have made over the decades to enclose terraces and balconies. Despite coop approvals, Times reports that many are likely to be found non-compliant. http://www.nytimes.com/2014/10/19/realestate/manhattan-apartments-with-illegal-greenhouses.html?src=me
Unit 902 went into contract for $1,097 psf at 1.15 million.
The LIC train is rolling. Anyone bought this building a few years back just had a cool 40-70%.
Hello, any news about this building? There are some recent re-sales. Just wondering.
I do live in LIC. 14 years.
I'm not sure about how to make the convo private though. I don't think there's a private inbox on this site.
I'd be willing to chat as I almost bought at both buildings at one point or the other. Looked at studios in The Yard too....the building behind the Powerhouse. And The Industry, down on 44th Drive.
Yeah, I felt exactly the same way, torn between Vere's roof deck gym lobby & "cold storage" vs 1VJ 2nd floor terrace and weird gym basement 1970's fridge, but the location is great.
Do you currently live in LIC? Is there an option to take this convo private?
I read about the leaks and other stuff in the comments section of curbed or the real deal.
I actually like both 1VJ and this building. I think Vere has it over 1VJ though in terms of a rooftop deck and the gym. The gym at 1VJ is practically nothing really.
On the other hand I really really like 1VJ's location, so I guess it's up to you in terms of which is more important, bigger/better gym or better location.
But you know what they say about real estate...location, location, location. Hope this helps, let us know which one you choose!
Lincoln Towers. I believe you must also own an apartment there.
does this exist?..
A friend lived there for years and really liked it. Married so left city - otherwise he would still be there. Never mentioned any roaches or mice issues.
I'll go to an open house this weekend to check out the building. I'm interested to see how low these ceilings are. Plus the roach situation. Anyone else know anything interesting about the building?
Does anyone know if there is a land lease
Given that Gristede's is on the ground floor of this building, has anyone had problems with roaches, mice or rats?