New York City
Northern New Jersey
Upper East Side Real Estate
Tribeca Real Estate
Williamsburg Real Estate
Brooklyn Heights Real Estate
Park Slope Real Estate
Ditmas Park Real Estate
Astoria Real Estate
Jackson Heights Real Estate
Upper East Side Apartments
Upper West Side Apartments
West Village Apartments
East Village Apartments
Condo Price Index
Open House Planner
Shop for a Broker
Your contractor should know a couple of architects. you can email me at email@example.com and I will give you
you shoudl find < 10k. me think
Hello, I need an architect for the renovation of a 2BR apartment upper east side. The renovation includes 2 bathrooms, 1 kitchen and the partial enclosure of a terrace into a solarium. I already have a contractor and most of the designs so I am looking for an architect to simply prepare drawings for the board (condop) and filing certification with DoB. Looking for a flat fee kind of deal. Any recommendation of an architect ? Any thoughts on what a reasonable fee for this work should be ? Thanks for the help!
The very idea of even expressing the desire to remove a P.C. is an affront & insult to the Reddenbacher family.
I can only hope & pray they don't see these comments. Shame on you all - really!
One tool that reduces the mess is a Homax Ceiling Texture Scraper. You can attach a bag to the scraper so that most of the debris falls into the bag. See http://homaxproducts.com/Ceiling-Texture-Scraper
My friend chose to put sheetrock over popcorn too, and it turned out to be much cheaper and easier. Like raddoc said there could be minor loss of ceiling height depending on sheetock thickness and whether furring strips are needed (on concrete ceilings). Also there will be a risk of sagging
Raddoc, that's so informative... Knowing that only about a 1/2" of ceiling height would be lost by using drywall to hide the popcorn. I really appreciate everybody's comments and time that you took out to share your knowledge !
My relatives had this problem and found it was easier, cleaner & much cheaper to just put new drywall over the popcorn.
They lost 1/2" ceiling height (out of standard 8'), but it is not at all evident .
I would say it is up to your building, call your management co
No wall being added or altered- we did a french door- we didnt get any permit
I would like to put up a sliding door that runs the entire height from the floor to the ceiling to separate an alcove studio. Does anyone know if a permit is required for this?
Another option is to donate the kitchen and take the deduction. See http://renovationangel.org/about-us/how-it-works/
Ask the contractor that is doing your combination if he has another project (or knows of) that might have a use.
In the process of combining 2 apartments in a Manhattan coop. The kitchen in the smaller unit is going away. How do I sell the appliances in one batch? They were installed In February of this year (2015) and are fairly nice., all stainless steel. Fisher & Paykel dual drawer dishwasher, GE Profile side by side fridge, GE 30 " Gas range, GR over the range Microwave. Is there a company that specializes in this?
Don't even THINK of dealing with StreetSmart. She is incompetent, plain and simple Doesn't work for an agency because none would deal with this idiot. Believe me, I know from first-hand experience.
There was a story in the paper the other day with some ideas: http://nyti.ms/1dBl22r
I stayed at Sutton Court on East 57th Street for 5 months during my gut renovation in the East 80's. Might be a little pricey but the convenience factor made it worth it.
Short term furnished. Rentals are costly.
How much is your maximum?
Real Estate Broker since 1987
Have a place. Downtown, landlord pays my commission, but it's very nice .
Depending when the plumbing was last replaced, you coop may want the wall lines replaced back to the risers.
If you are replacing the floor they are also likely to specify Laticrete 9235 or similar to tank the floor.
Kylewest is as usual spot on. The first thing you need to do is get the alteration agreement from your management company. That will explain what you need to do as well as your buildings rules. Then you should meet with a couple of contractors (3 is enough) and let them send you proposals (there should be no charge) I think you are more or less looking at 25-30k for a typical bathroom in Manhattan.
Thanks for the advice! I don't have a ton of details because we haven't given it much throughout yet but in general we don't want anything fancy, just standard white subway tiles, plain white toilet, bathtub and sink. So hopefully we could do it at the low end of that range. This is helpful.
You are describing a gut Reno of the bathroom. Rip it all out and rebuild it. When the walls are down the lumber can assess the pipes etc, you don't say the size or type of finishes you are hi king about or the fixtures it will contain. Reno can be anywhere from $20k to $80k and up. Depends on what you want. Of course there are coop fees for approval and maybe an architect although you probably don't need that. Give more details and we'll give you a better estimate.
I lived in a cooperative and repeatedly reported leaks through my bedroom wall from the bathroom next door. The residents remodeled their bathroom and did nothing about the pipes in the wall; they didn't even contact the coop about checking the pipes within the walls. After the reno was completed, a pipe finally burst and the water ran all weekend. So the plumber said he needed to rip out the new tile to address the leak. The resident wanted them to rip out our bedroom wall to access the pipes and denied access to their apartment. Since we knew the bathroom had been renovated, we called a specialist in who restored damaged walls in pre-ware buildings. We had just spent a few thousand dollars restoring the wall from the lathe outward and didn't want our wall ripped out either. Fortunately, the plumber said he needed to access the pipes from the bathroom. We finally reported he leak to the building's dept. to break this impasse. The residents were forced into breaking open their newly tiled wall to replace pipes.
Contact your managing agent and explain the issue. If the building has contracted with a plumbing agency, they may be the best ones to check the pipes.
>One thing I would say: When you are shopping for condos, be suspicious of any buildings where there is a lot of "churn" in units. Our building is only a few years old, and most apartments have sold at least 3 times. That tells you a lot right there. People do not like living here and they get out as soon as they are able.
Well done Flutistic.
>Flutistic - what you have just posted should be a warning for new buyers. From your previous postings you seem to have quite a bit of experience with real estate , and yet you fell for a condo, which you initially loved, and thought was a great buy, a real deal, and only later discovered the extent of your mistake.
All buyers beware of things that look too good to be true.
Our condo association hit us with a 100% 1 year assessment that I believe was unnecessary. Basically, if the by-laws don't limit the board's assessing power, the sky is the limit and there is nothing you can do except replace the board with a super majority. But, you won't know what they are doing until after the money is spent.
I'm making a trip to Santa Fe later this month to see if we might like living there. I never thought I'd leave Brooklyn. The problem is not just NYC, it's NY State. We have a terrible condo law in this state and it gives unit owners very little recourse against a board with crazy ambitions.
One thing I would say: When you are shopping for condos, be suspicious of any buildings where there is a lot of "churn" in units. Our building is only a few years old, and most apartments have sold at least 3 times. That tells you a lot right there. People do not like living here and they get out as soon as they are able.
Looks like Brownstones continue flying higher. http://www.dnainfo.com/new-york/20150709/park-slope/average-home-prices-brooklyn-queens-hit-new-record-highs
Plus the little elevator always breaks.
Hi All, I'm reviving this after almost 2 years, as I'm now faced with a similar dilemma. I have a typical cookie cutter 2BR in a 60's white brick building. The living space is the typical "L" shaped living room; so it's a living room that "bends" into a dining alcove that then "backs into" the galley kitchen. All said, even though there is a wall separating the galley kitchen from the living room, the entire space is probably about 500 - 600 square feet. Like a lot of these buildings, the only option is a Friedrich thru-wall unit. And I'm having to choose between a 12,000 and a 15,000 BTU unit.
My current A/C is broken (it was the legacy A/C when I moved in so I don't know how it performed). So, for the moment, I'm using an 8,000 BTU unit in the adjacent bedroom (which has a movable wall that opens into the 500 - 600 sf living space - and the entire apartment is nice and cool). But, so far it's been a fairly cool summer, and the notion of using an 8,000 BTU unit, from an adjacent room no less, would go very much against all of the formulas for calculating the appropriate A/C size. My concern about getting the 12,000 unit is that there will be times when it will not be sufficient. So I'm wondering if there's a downside to getting the 15,000 BTU unit, particularly whether it would compromise the de-humidifying function.
My second question is whether it would make sense to replace the 8,000 BTU unit in that bedroom (it works well but is falling apart) with the 10,000 BTU unit because at 10,000 BTU on moderate, i.e., not-too-hot, summer days, I would just run THAT unit instead of the larger one in the living space. The only downside might be that 10, 000 might be too much when using that room as a bedroom (it's fairly large - 18x12 - but really doesn't need 10,000 BTUs).
Would appreciate advice on this, particularly from anyone in a similar type of apartment (I'm on a fairly high floor and have Northern and Western exposures - the bedrooms get the morning sun and the Western-exposed living area gets fairly intense late afternoon sun)
what did you end up going with? I have the same issue--through the wall sleeve, 5,000 BTU recommended, stuck with the 8,000 range.
I bought (3) 8000 btu Friedrich Wallmasters for the bedrooms. They aren't exactly quiet. Hmm...
Consumer Reports doesn't review through-wall.
LG seems to score well on CR. And Friedrich high-end units are not reviewed. Great.
Bottom line: should I get a 14,000 wallmaster or will another brand (LG, Frigidaire?) be quieter at low fan setting?
Thanks to all -- failed to buy ACs before last week's heat! Doing it now...
I called Friedrich for clarification re: too many BTUs for small room... Friedrich rep told me that a 7800 BTU unit for 135 sq ft room is NOT appropriate, and the unit for this room should be 5000 or less. She said that the problem is the de-humidifier will not get a chance to work. So now I am thoroughly confused.
But zillions of new yorkers have wallmaster 7800 BTU in their 150 sq ft bedrooms -- so is everyone marching out of step all together?
I also have another question about noise levels -- those of you with wallmasters -- are you satisfied with the noise level? Do you wish it was less? I had previously owned a Sharp window unit that was QUIET - "library quiet" - and it really was. Very pleasant to sleep in the room when it was running on low fan. You hardly knew it was on. THAT is what I am looking for. Will the wallmaster make me happy?
I need a 230volt for the living room, and I want the quietest unit made.
I tested a Frigidaire unit (10k btu) and the noise level of low fan vs. high fan was not all that much different. Low fan sounded loud to me.
ab_11218 - thanks for the brick radiating concept... yes, makes sense. So the 7000 btu unit in your bedrooms didn't constantly cycle on/off?
AC geeks, I know you're out there. Please share your real world data. Thanks!
i used 7000 btu frigidaire for west facing 130 sq ft bedrooms and they did a good job. i had a GE 12000 BTU at the east facing living/dining of 360 sq ft and it wasn't enough. when they do the math for the size of the room, they do not consider that the brick warms by august and radiates additional heat vs june. this causes your AC not to cool as well. i would go with the 14000 BTU frigidaire or something bigger for the open area that you have. unless you are purchasing a Haier, you will be fine with the noise.
You do not need a permit
Do I need DOB approval to move two junction boxes less than 6" from current location in our apartment? We just bought in a development and would like to do the work but not sure if it requires we get a permit from DOB. Thanks so much.
The match will do a much faster job on the perpetual off-gassing of an institutionalized aged groupie of sad tired 1970s suburban white rock combos who pretends to be an unknown clientless "music" publicist hack.
Or just stick to the topic at hand, which is New York residential real estate, not the Hopefully Dead.
Or, you can give the antisemitic jerkoff ahart a couple of drinks there and light a match.
Can it, Crazy
The dire wolf is 600 pounds of sin. Just sit in there for your supper and he will be grinning at your window ,just say "come on in. ". Then get outta' there and leave him.
Any other suggestions on what I can do to damage a wooden house?
I have a great floor guy, email me at firstname.lastname@example.org
Thank you, I will give them a call.
Primer05, any suggestions?
Contact Pepe at email@example.com or (347) 531-8812 He removed a damaged floor in my bedroom (220 sq.ft.), discarded the old wood, installed plywood underlayment and soundproofing, and a Turman 3.5" oak strip flooring for around $6,300. This also included extending the wood flooring into some very odd shaped closets. He could not install the flooring over the existing flooring because it was warped and buckled. This included hand crafting a new door sill into the bedroom. He also had to cut down 3 doors in the bedroom because the new flooring with the plywood was thicker than the old one.
This is a small firm that subcontracts on many very large jobs. They did an excellent job and were very orderly, assuring that deliveries and work did not impact the rest of our apartment. The owner visited twice before the job started: once to scope out the job and show us samples; once to show us exactly what we would get. He and the crew were very professional and respectful.
This firm also refinished the other floors in our apartment, not an easy job because many areas had stains more than 4 feet in diameter, and we did not have 230 amps. for his regular machines. You could still see some of the stains after sanding, so he blended colors for the floor so they appeared a uniform color. Excellent job there also.
I want to put a new hardwood floor over existing woodfloor in a prewar 2 BR. I went to a local shop they wanted 17k for 800 sqf of floor. Any recommendations for a reliable flooring company? Thank you!
hi - what should i expect for a 1500-2000 square foot renovation ? Part to finish my unfitted basement and then a large attic space?
fairly good quality. similar quality for a $3,500,000 type house
just not sure if this should be where new builds are getting done (which sounds to me like its around $400-450per foot these days??)
any help would be GREATLY appreciated !
I'm wondering what the ballpark figures are for a mostly cosmetic on a huge apartment. Everything is in working order and the bones of the place are great, but it has sort of a heavy look and we just want to brighten everything up. We're looking for mid-high end work. Ideally we'd redo:
Floors in a 3000sf place
Cabinets in a very large kitchen (current cabinets are custom, and we'd also be willing to just repaint them if this is possible and not a terrible idea)
Doors and moldings for 4 bedrooms
Tile in 3 bathrooms
All the fixtures and appliances are great--we wouldn't replace any of that or touch the plumbing or electrical. Approx. what range are we in for each line item?
Thank you bramstar. I will try them and post back to the forum if successful.
By the way you can still go thru Skyline--they'd be the installers and would help you with the order. They may have other manufacturers to recommend if you need something very specific.
our coop in Brooklyn heights is also interested in replacing the old metal windows with timber double glazed double hung windows.
we called 3 vendors and were only able to get "vague" quotes as we only have 11 windows to replace :(
if you do find a vendor you like who does landmark style windows please post back to the forum.
Most will give you a lot more leeway for windows not visible from the street.
Thanks, all! Fieldschester, it is in the (broadly defined) Gramercy area and the delta is several thousand dollars.
Smart smart smart.
What neighborhood is this in, and what is the delta between high and low bids?
Go with the building's plumber. I'm planning to use mine in my bathroom renovation because he knows all the quirks on all the lines in the building. For example, he knew that the shut off valve for my bathroom is in the next apartment. I have to straighten that out. He also comes quickly if you've had the work done by him.
Smart. The high bidder knows what kind of problems can crop up in your building, and his bid reflects that. The low bidder probably doesn't know, and is hoping for the best.
Remodeling projects rarely go as smoothly as you hope. No matter how much planning goes into a home remodel and no matter how prepared you feel, it never goes exactly as you have it down on paper. Here are five of the most common oversights homeowners make when remodeling their homes and some tips for avoiding those oversights.
Don't forget the landscaping
Many homeowners use up all of their remodeling budget on the interior of the home leaving the exterior feeling neglected. There are a number of good reasons why you should set aside some of your budget for your home's exterior, and particularly, your landscaping.
If you're doing an addition for your home, or any major work on the exterior of your home, be assured that your yard is going to be trampled on by construction workers. Even when all of the remodeling is taking place inside your home, contractors often use the driveway or yard as a staging area where supplies for the project are stored. When the project is complete, you'll be left with a yard in poor shape and no budget for fixing it up if you didn't plan ahead for this.
Even if your yard is completely untouched by contractors, it doesn't make much sense to spend a considerable amount of money updating your home's interior if your home's exterior is bland or outdated. So plan to spend some of your remodeling budget on landscaping regardless.
Think quality over cost
Remodeling projects, even simple ones, can be quite expensive. Homeowners understandably try to cut costs where they can to get the most out of the remodeling budget they've spent. But it is possible to take penny-pinching too far. When picking out materials for a remodel, don't base decisions on cost alone. Choosing whatever is cheapest will lead to you having inferior materials. Going with the most expensive materials isn't necessarily wise either. Instead of basing decisions entirely on cost, consider the quality of the product and how long you want it to last. If you've got products of a similar quality, then you can start thinking about cost in deciding which to buy.
Imagine using the remodeled space
You'd be surprised how many homeowners make all of their remodeling decisions based on appearance rather than functionality. Don't forget that at the end of a remodeling project, you have to live in and use the remodeled space. Ask yourself some important questions before you begin a remodeling project. What is the purpose of this remodeled room? What activities will you or your family be doing in this space? Try to visualize yourself in your remodeled room doing whatever it is you'll be doing in that room. Is it functional? Are there any problems with your intended remodeling plans?
A remodeling project is the perfect excuse to make your home more energy efficient. If you're already tearing open walls, you might as well replace your old insulation, with newer, better insulation. If you're doing a kitchen remodel, you might as well replace your appliances with ones that are more energy efficient. Whatever remodeling project you're doing, think about how you can make your home more energy efficient in the process. There may even be some tax breaks in it for you.
Have a contingency fund
Perhaps the biggest oversight homeowners make is failing to have a contingency fund. Despite all your planning, things can go wrong and there may be unexpected costs in finishing your remodeling project. It's important that you set aside extra, at least 10% of the cost of the remodeling project, so that you're prepared for any setbacks.
Interior Decorating and Remodeling News Brought to You by BaseBoardRadiatorCover.com
Should you need another estimate.. Please email us at firstname.lastname@example.org
You can contact Manhattan Renovations 212 685 6358 or email@example.com
1. your question cannot easily be answered because the work you want to do is too unique
2. but I have an excellent and relatively inexpensive contractor tenant who might be able to help you
3. if you want to discuss that please e-mail me at firstname.lastname@example.org
Looking to buy a duplex apartment in UES. What would be my cost if i were to change the following (all major changes):
1. for a loft stace, raise ceiling by about a foot
2. build stairs from loft area down to living room
3. update 2 bathrooms and put a shower into one of them
4. get rid of mirror walls
5. build in more storage
please feel free to reach out to us for a free estimate on any work that you may need done
archivesid.com / email@example.com / 212 685 2715
Do not ruin the space by adding loft bedrooms. You will get 5 foot ceiling in the bedroom at best if you leave 6.5 foot lower floor making both areas somewhat useless.
Hi. We are architects and engineers and are currently working on 3 loft conversions which we would happily show you. Please feel free to contact me: Andres. www.agenciegroup.com, firstname.lastname@example.org
I'm in the same boat. Not sure how much it would cost but if you find out let me know..lol
Hi, double sided bathtubs looks very classy. Even now, you can use powder coatings on bath tubs to make it looks like you wish. There are wide varieties available in powder coating. To know more, visit http://www.decoralamerica.com.
Hi there Andrew,
If you need any help with install work, please feel free reach out to me as I would love to come by and provide you with a competitive quote.
WetStyle ....but might be too modern for what you are looking to replace.
Great thanks Aaron and niece_sport.
There are several readily available two sided tubs. Duravit makes such a tub ("Happy D" line), which can be purchased most anywhere. Waterworks also makes one, that can be purchased for an arm and a leg.
Hi There, I am a licensed contractor in NYC.. I would love to come and provide you with a competitive quote and give you a better understanding of what you will be paying. Is there a number or email I can reach you on?
snezanc - I wish you were right. However, this appears to be the going rate. YET I'm not sure what the end product of something like this really looks like. I've been in sponsor-renovated units that were fine. They weren't going to end up in Architectural Digest, but I don't want nor need that for this unit.
$200 a square foot ? $200 p/sq foot is what it costs to build, not to renovate.
$150 per square foot is more like it in Manhattan.
Thinking about making a bid on a 900 sq co-op that needs a total renovation. This would be a 2nd home - no need for top of the line - really low mid-range is OK.
Knock down walls to reconfigure LR/DR to LR and 2nd bedroom
New bathroom (one)
Probably new electrical and plumbing or at least some upgrading
Skim coat and paint walls
New hardwood floors
I've read enough on here to know that the ballpark figure is $200 per sq. However, I've also seen $150/sq. I'd love to aim closer to $125. This would not include the cost of hiring an architect and permits, which I realize can add another 10-12%.