New York City
Northern New Jersey
Open House Planner
Shop for a Broker
Condo Price Index
All ranges I have ever seen create condensation as you describe. The products of combustion are carbon dioxide and water. The more combustion, the more byproducts.
Wolf ranges are big suckers. My understanding is that Wolfs need to be installed with a strong exhaust hood. Whoever told you a hood wouldn't help I think could, could, be wrong, because it only makes sense that if the water vapor is quickly whisked away, it won't be there to condense on your marble.
Marble is particularly prone to condensation. If you touch various surfaces around your home, you will find some feel colder than others, even though they are all supposedly at room temperature. That's because of heat transfer properties in the material. Marble always feels cold.
So I think what you have here is an unfortunate combination of big range, insufficient exhaust, and "cold" marble. I would definitely try that trim, and if that didn't work, I would change the backsplash (I know, perish the thought).
But I think the trim will help. This is a prime example how things can go haywire during renovation, there's always a risk of something like this.....but at least it's what we call around our house, "rich people's problems."
I just completed a kitchen renovation with a Wolf 30" Gas Range, using the "Island" trim (the lowest - 1 inch or so - trim to the back of the burners, just by the backsplash where the heat from the over spouts from). The first time that I used the over, my entire backsplash was drenched, so I immediately googled "Wolf" and "condensation" and I discovered that I was not alone. This appears to be a problem for some, but not all installations of the Wolf Gas Ranges.
Apparently, during the pre-heating phase the heat from the oven is emitted out of the "Island" trim and hits the backsplash, which is much cooler. Because it's just like a warm front hitting a cool front, it produces "rain," or in the case of a kitchen, condensation on the backsplash. The condensation vaporizes and disappears after about 20 minutes, because at the 20 minute mark, the backsplash has heated up. However, until that point, my (marble) backsplash had gotten so wet, that water was dripping down the wall.
I called Wolf/SubZero - and they told me that this "can" happen in some installations - and that it could depend on the material of the backsplash, but several folks there couldn't advise whether marble or glass or quartz or stainless steel was best. They simply advised me to make an appointment with their authorized technical vendor in the NYC area, which I did. The technicians came over - and I told them that they would need to wait 10 to 20 minutes to see what happens - and they said that wasn't necessary because they "see this all the time." They recommended that I install the 5" trim that would push the hot air from the oven a little forward, so that it wouldn't hit the backsplash and create the condensation. Wolf will supply it at no charge.
No one is guaranteeing that it will solve the problem, but I suspect that it will. I'm annoyed to use the 5" trim for aesthetic reasons, but if it resolves the problem, I'm OK with it. But I'm annoyed because, when I googled "Viking" and "condensation," there were really no hits, so I suspect that this is not a problem with Viking. I was agnostic when choosing between buying a Wolf or a Viking range - and had I known of this issue with Wolf, I would have easily chosen Viking.
Before I authorize Wolf to proceed with the 5" trim, I wanted to see if anyone here has had the same experience and how they handled it, including whether the 5" trim resolved the problem. (FYI, I'm using the Viking Professional over-the-range microwave which of course doesn't have as powerful an exhaust as a hood, but I've been told that a more powerful hood would not help.)
Many thanks for your input.
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.
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.
Is this a Classic 7 (with a large LR)? Or some sort of odd Eight with a Library instead of a servant's room? Do they lose value because they haven't really created a full eat-in-kitchen? How much do the small bedrooms matter here? Any thoughts about where this will trade?
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?
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.
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.
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."
She will be here all night, folks!
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.
Aboutready is good in these scenarios. She is not an attorney, but she owns half of her husband's law degree, and in her last place, she managed to win a windfall in a lawsuit against a party that didn't even own the building when she lived there and aboutready hadn't even been harmed by any party at all!
Call 311 and ask them how to file a no-heat complaint against the managing agent.
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?
Mine doesn't, and I'd guess that most don't, but ultimately, it's not about what the others require, it's about what yours requires. Ask your managing agent.
Do co-ops generally consider installation of a closet system, e.g. Elfa, as an alteration such that alteration form has to be sent and fee paid to co-op?
Surprised this in in contract - seems like lots of dough for a gut reno !
does anyone have a copy of the latest offering and what is the story that was told to them by their attorneys on the latest status of the land lease?
Any development regarding the 'purchasing of the fee interest in the land' cited 4 years ago? Any update will be appreciated.
Land-lease building! I loved one of the apartment but my attorney told me that the maintenance will soon be sky-high. If I cannot afford 3 times the maintenance than now, I will lost all my payment and rights to the property and only become a rent-stabilized tenant. Very scary!
NYCRepPro: interesting, this is what a listing broker in this building told us end of last year.
There's background on the retail sale (actually sale of 25% of the co-op's leasehold, covering the retail) at https://streeteasy.com/talk/discussion/34212-land-lease-carnegie-house