You’re Fired!

DONALD TRUMP

We had to do it.  Three days after we learned that the wrong doors were ordered, it rained cats and dogs.  I went over to the house to discover that the temporary waterproofing that was installed on the roof of the extension was not done correctly and all the new drywall and insulation got soaked and has to be replaced.  It was really the last straw.

kitchen interior

water damage

after the rain

But let me back-pedal a little.  When we hired our contractor, we really hired a company that was subcontracting another company.  Why would you do this you ask?  It is a long story.  I don’t recommend it but tips for choosing a contractor is for another post.  Anyhow, since this company was overseeing the sub-contractor who was actually doing the work, we could fire the sub-contractor without having to change our permits with the DOB.

Why didn’t we fire the overseeing company since they were obviously doing a terrible job of overseeing?  It is because they put a new project manager on the job and he has convinced us to have faith in him to get the job done properly and in a timely manner.  So far he is doing ok, we’ll see.  We want to have faith in him but we are jaded.  This week we ordered our new exterior doors and approved the final order (always make sure you see invoices from all major purchase orders) and they are set to arrive within four weeks.

Speechless

About a week ago a new project manager was assigned to our renovation.  This guy gave us hope that things were really going to move along and that our target move-in date of June 29th (this is the date we told them we were moving in whether it was finished or not) was going to happen.

The back doors were supposed to be delivered this Friday.  They needed to install these doors in order to finish the last of the exterior work on the extension and complete the rest of the finishing work in the interior.  So far nothing has been done or delivered when it was supposed to be on this project so we had little hope of the doors arriving on time.  You can imagine our delight when my husband went over this weekend and saw the first floor doors were installed!  We were so happy….

garden floor doors

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for about 5 minutes, and then he noticed that they did not look quite right.  Something was off.  He opened them and stepped outside.  THEY WERE NOT THE DOORS WE ORDERED.

We ordered doors that were black metal clad on the outside and white on the inside with oil rubbed bronze hardware.  These doors were white on the outside, unfinished on inside with brushed metal hardware.  Expletive, expletive, expletive!!!  These doors took 8 weeks to deliver.  How were we going to wait another 8 weeks for new doors?  To add to the torture, there is nothing we can do about it before Monday morning when the window distributor opens, which was probably lucky for the contractor because I for one was fit to be tied.

The Renovation Kitchen Blues

This weekend we went to the house as we do every weekend to check out the work that was completed in the previous week.

The plumber finally came this week after many false promises.  We were so excited to see that the plumbing for the small bathroom, the pot filler and the backyard hose faucet was complete.

We are just waiting for the back windows and doors from Marvin, which are due to arrive this Friday.  They have completed closing up most of the kitchen walls and it is really coming together.

kitchen interior

Then we went to the third floor.  A while back, if you recall, there was a new structural plan created because our party walls are only a couple of bricks thick.  The new plan called for a steel channel to stretch the width of the room.  To install this they had to cut into the ceiling (thank goodness we did not install the new floors up on the third floor as planned).

While we were up there we noticed the radiators in the middle of the floor and we were thinking that we needed to put them back only to realize that during demolition they removed all the pipes that serviced these radiators during demolition but did not restore them and, as far as we know, did not have a plan to restore them based on the fact that they closed up most of the kitchen walls.

View from the kitchen extension on the parlor floor up to the third floor.

View from the kitchen extension on the parlor floor up to the third floor. No pipes!

Lesson 157, make sure your contractor has a plumbing plan that you have reviewed and approved so you know where all the plumbing is going to be located or relocated.  We are pretty sure our contractor totally forgot about this but we will see what he says.  In the end, all that great progress in the kitchen will probably need to be cut into or removed.  We also figure we are going to end up with an exposed heating pipe somewhere that we had not anticipated in our design plan.  Just another day in paradise.

The engineer signs off

This week we crossed a major milestone: the structural engineer’s signoff. After the structural steel was installed a few week back to hold the 3rd floor masonry wall our engineer was still concerned that the channels required additional reinforcement. He requested columns be installed directly below the masonry wall and welded to the installed framing.

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Left kitchen wall before the column reinforcement was installed.

It has taken a few weeks to order and install the steel but it’s finally done and the engineer has signed off.

Left kitchen wall with the column installed.

Left kitchen wall with the reinforcing column installed.

This is a huge relief and now we can move forward with the work this has held up such as framing and drywalling over these channels.

Left kitchen wall with light gage framing for drywall.

Left kitchen wall with light gage framing for drywall.

It also means we can begin to seal up the building with roofing materials and a number of other products our architect recommened. To be completely honest, when it comes to this exterior water proofing stuff we are completely in their hands.

Next up is door, flooring and molding research and selection.

Tiling bathrooms – what to know before your contractor tiles

Throughout our renovation we have done most of our research and shopping online,  however, tiles are the one thing where a bricks and mortar store is where you want to go.

When initially planning out our bathrooms we considered what tiles to use.  We still had a box of tiles left from our former condo renovation.  We were happy with those tiles so why not use them again?  Nothing is ever that easy.  We tried to contact the previous tile store we used but, alas, they were out of business.  We looked online and did find the tiles but could not find any in stock. In fact many online tile retailers represented tiles on their website that they did not actually have in stock.

Tiles in our old bathroom - they were Italian and discontinued

Tiles in our old bathroom – we loved them.  They were Italian and discontinued.

We did some research and found a few tiles places that we checked out.  Classic Tile, located in Brooklyn and Staten Island (the SI store is open on Sundays) has a large showroom and a good selection.  Unfortunately, all the tiles we chose there were discontinued, which we were not able to find out until Monday when the store could call the distributor.  We also could not find them in stock online anywhere else.  Next, we went to Mondial Tiles, a family-run business located in Bensonhurst, Brooklyn.  They have a good selection of tiles and are also counter top fabricators.  The owner, Alex De Meo, was very helpful with putting together a selection of tiles that worked.

How To Plan Out Tiles

The number one rule in renovation:  don’t assume the contractor knows what you want or will make the same choices. You want to be as specific as you possibly can.

When our contractor was ready to tile, we knew we had to make it clear what tiles we wanted where.  Although we did not choose an overly complicated tiling design it still needed some explaining so we drafted a rudimentary illustration.  We also numbered all of the materials on the drawings as well as with tape so they would know, for example, what grout needed to be used with what tiles.  We were totally prepared, right?  Wrong.

When our contractor installed the cement board around our bath, an unplanned alcove was created beside the tub.  We liked the utilization of this previously wasted space but it had not been factored into our tile order.

alcove on the right

alcove on the right

Picking out tiles and the correct square footage is not enough,  you need to make sure you plan exactly how many tiles you will need both vertically and horizontally along each wall accounting for grout lines as well.  Rarely will the tiles line up exactly with the wall dimensions so they will need to be cut somewhere.  These plans should also account for plumbing fixtures, shelving and any other details that you want your tiles to line up with.

What you need to decide is where you want the cut tiles placed.  If you don’t the tile guy is going to make that decision and you may not be happy with the results.  Sadly, we learned this the hard way and on one wall we had about one inch of space left over and did not like the way the tiler solved the issue.  A further disappointment was that the grout line was slightly crooked.  We haven’t figured out how to fix it other than getting them to straighten the line.

Tile line

There is one other spot where the grout lines do not match up (see below), can you find it?

master bath tile

Overall, we are pleased with our master bath tile choices–once we have figured out what to do with the angry inch.  For now, we (me) will just have to dream about baths in the new longer tub with the built-in shelf where all the shampoo bottles will not be falling off the side of the tub.

 

Heating, Ventilation and Air Conditioning Systems

When our brownstone was built 100 years ago there was, of course, no such thing as cooling systems so when deciding what HVAC system to install, we had to make some compromises.

Our three options were:  central air conditioning, a ductless split-AC system and window or sleeve mounted units.

Window or sleeve mounted units:  No.  We have lived in many apartments that had window mounted AC’s and they were always loud and they blocked light and well they are just plain ugly.  Our condo had the units that fit into a wall sleeve but they were unsightly on the outside of the building and there is little selection depending on what size sleeve you had.  We bought one new and it was very loud and was still fairly large as it protruded from the wall of our already small bedroom.

Central Air:  The plus to this option is obviously that there are no visible units as they are built into a duct system.  With this option, if you are remodeling an old house you must consider that it was not designed to have duct systems.  These might interfere with ceiling and wall moldings or other period details.  In our opinion, this is the best option if you are gutting your home because they can custom design the ducts in the least intrusive way.  The other downside to this system is that it can be the most expensive.

Split AC Systems:  This is the one we chose.  Since ours was not a gut renovation, we were concerned about creating a system of ducts.  The plus side to these systems is that they are very quiet and cool each room separately. With central air, most systems are designed so that you set the temperature by zone or even for the entire house.  That means you are cooling more of your house than you need to and that is costly.  With a split AC, if you want to cool say only the bedrooms at night you can, which makes this cheaper to operate.  It also has a heat function so that if you a blast of heat in one room you can.  This might come in handy since the front of the house gets sun all day while the back of the house does not.  The down side is that even with the unit attached high on the wall, the in-room units are still pretty big, bulky and I’ll admit it, ugly.

First, you need to install the compressor. We considered putting it in the backyard but did not want to deal with a loud hot compressor next to our patio. We ended up putting it on the roof so it would be completely out of the way.

When installing the compressor on the roof you have a few options. The DOB does not allow it to be mounted directly to the roof. Instead you must put steel bars across your roof parapets or mount it directly to your roof parapet on a rack. The parapet mount is much more economical assuming your parapet is high enough. If not, you can extend it a few feet with some CMU blocks as we did. This is still more economical than the steel bars.

compressor

We chose a 4 zone single compressor Mitsubishi system and hired a separate plumbing company to install it (our contractor did not have a particular expertise in this area – don’t ask).

front ac

Next, each wall unit is installed. Even though you are not creating ducts you still need to open walls and install some plumbing. There are coolant feed and return lines that run from the compressor to each unit as well as a power cord and a condensation drain. The condensation drain runs from the wall unit down to your building’s waste line.

All the units were installed this week, which is great because now walls can be closed and finished.  Next to the extension, this was the next big hurdle to jump.  Here are a few photos of them installed.  We tried to put them in the least intrusive spots.  We are not very happy with the parlor floor unit.  It sticks out like a sore thumb.  There really were no other options so we will have to live with it.  The other units were placed so that they could not be seen when you first enter the room.

Parlor floor - sticks out like a sore thumb but not much we could do.

Parlor floor – sticks out like a sore thumb but not much we could do.

Master bedroom - not as obvious tucked in the corner

Master bedroom – not as obvious tucked in the corner

Just don't look at it from the side!  Maybe me can hang a plant off it or something.

Just don’t look at it from the side! Maybe me can grow some ivy around it or something.

7 Steps for a Successful Sale by Owner

fsboNo, we are not giving up and selling our house.

After putting an offer on our current money pit we started the process of selling our condo so that we could afford to renovate our new home.  We decided to sell it ourselves and were so glad that we did because we needed every cent we could get.

We thought others out there would benefit from our experience.

  1. The first thing you need to do is get your home in shape to show to prospective buyers.  My advice is to watch a bunch of episodes of HGTV’s Designed to Sell.  The show covers how to upgrade the look of your home on a budget.  A little paint and a lot of organization will go a long way.  When you take photos of your home make sure you removed clutter.  All those nik-naks you love will just make your home look smaller, so box them up and store them in the closet or better in a storage facility.  When we had an open house we would put stuff in our car.  There are apps that allow you to take panoramic photos of a whole room so they look spacious.
  2. Create a blog on WordPress or some other free blogging service.  You can present all the information that potential buyers need in a clean efficient manner.  Things like taxes, utilities, maintenance fees and you can even feature highlights of your neighborhood.
  3. List your home in MLS.  All the real estate websites feed off of MLS.  You need to do this through a realtor service.  We used Clickit Realty and it cost about $500 for 6 months.
  4. Clear out during the open house.  If you have kids or dogs, get them out of the house while one person hosts the open house.  The last thing you need is your pet growling at prospective buyers or worse your child telling them she saw a cockroach the other day.  We once went to an open house where the owner was in the front room laying on the sofa apparently sick.  UNCOMFORTABLE.
  5. Curb appeal.  Even if you live in a condo make sure the hallway or entryway is clean and smells good.  Pick up any trash in the front of the building.
  6. Clean your home.  Really clean your home.  I’m talking q-tip detailed car clean. You should give your home a complete once over before your first open house and then as needed.
  7. Price your home accurately.  Check out real estate in your area and make sure your property is not listed too high or too low.

The extension takes shape

Partially due to weather and partially due to working through structural details we’ve had a number of starts and stops with our extension over the past 2 months. In November, I posted about the pouring of the extension’s concrete foundation walls. These were completed in December and we have built up CMU block walls for the 1st floor and poured the cement slab for the floor of our future master bedroom.

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While most of this was complete in December we ran into unexpected delays with the structural work that was only resolved this week. Our extension requires the removal of the rear brick wall on the first and second floors of the building. This is a lot of brick, one large container full, and some civil engineering was required to safely support the remaining 12,000 lbs of brick in the 3rd floor wall.

The original plan was to use 16 foot steel channels anchored to the rear wall and supported by the brick in the party walls shared with our neighbors. Unfortunately, after opening up the walls in December we discovered they are only 2 bricks wide instead of the assumed 6. Two bricks are not enough to support the wall so back to the drawing board we went and after a few rounds with our civil engineer we have a new solution.

The solution involves 2 long steel channels anchored into the brick of both party walls and 2 channels running the width of our building on either side of the 3rd floor brick wall with large bolts running through the wall to anchor it. It was quite an install process involving welders, epoxy pins and large drills but it’s done and we have happily moved forward with framing out the extension and installing the subfloors for our kitchen extension and terraces.

channels and rear wall

Here is the right party wall channel and the 2 rear wall channels. Note the metal plate welded to the underside of the channels to provide additional support for the brick wall.

before channel install

Here is the kitchen before the final channels were installed. In the background you can see the framing of our kitchen’s future door and window openings. In the foreground there are jacks and temporary beams in place to support the brick wall while the channels are installed.

back parlor floor

Here is what the room looked like when we first purchased the house. Seems like that was over a year ago. Oh wait… it was over a year ago.

channels

Thanks to iOS 6 and the panoramic photo feature here is the left and right channels as well as the ones attached to the 3rd floor rear wall. We were able to keep most of the ceiling shown in the before photo.

This was by far the most exhausting and challenging part of our project and has held up the progress for about 6 weeks. If you’re ever planning a similar project be sure to double check the party wall size. Had we done this last summer when planning the project we would probably be moving in now.

What to consider when refinishing floors.

We recently visited The Merchant’s House museum and can’t believe we’ve lived in NYC all this time and did not know about this house.  If you are renovating an old row house, we would recommend you see this piece of history.  It is one of the only houses (open to the public) that has been changed very little since it was owned by the family that purchased it back in 1832–before the days of Landmark Preservation Commission.  One very interesting thing we learned was that typically houses at that time had basic wood flooring laid down (rather than detailed high-quality wood flooring) because the fashion at that time (and symbol of wealth) was to carpet from wall to wall.  This struck me as funny since everyone fusses about original wood floors in older houses.  Here is a photo of the carpet from the Merchant’s House (it is newish but an exact reproduction of the original).

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Another interesting tidbit we learned was that the family room, where much of their time was spent, (not to be confused with the formal parlor room, which was for entertaining) was located on the garden level next to the kitchen.

Anyway, back to our reality:  One of the very first things we did after closing on the house was to go over and rip up the linoleum to see what was underneath. The back of the parlor floor (which will be the kitchen) had the best floors in the house with only one thin layer of linoleum.

parlor floor back

The rest of the parlor floor had mostly been stripped when we looked at the house but still had layers of a black paper-like substance that was used as an adhesive (luckily not asbestos – it was tested).

parlor facing south

Our contractor had some major concerns about how difficult it would be to remove and what the floors would look like after.  So we priced out new flooring and decided that we liked the old weathered look after all!  Actually, we do like the look of older flooring and we were a little disappointed that there was not wide planks–but you get what you get.  We were told the floors were pine sub-flooring in the front and oak finished flooring in the back (second photo above). When we researched pine, the pictures we saw were finished in a light golden color when stripped down to its natural color as in the photo below.

pine floors

Our contractor did a test patch to see how it would look sanded.  We were happy with the condition of the floor although we still have to decide if we want to put a filler in the cracks.  It was unexpected that the floors were so amber/cherry colored (there is no stain on it here).  We are not a big fan of red coloring in floors.  After a little research we learned that gloss oil-based polyurethane, like that used by the contractor, actually adds a slight amber color to the floors.

floor sample

We did a little more research and found out that water-based finishes do not add an amber color to wood and are less likely to darken or turn yellow over time.   We intend to use a product called Bona Traffic (or a similar brand like Basic Coatings) that is a water-based polyurethane finish in a matt or satin finish.  Other benefits include the fact that it typically has half as much VOC (Volatile Organic Compounds) content than the traditional oil-based polyurethane finishes, it dries faster and is easier to clean when mistakes happen.   Some sources say it is not as durable and point out that it requires 2 or 3 coatings (which negates the fact that it dries faster I guess).  We like the pros more than we are concerned about the cons.  Since this product is more expensive, make sure you note its use in your original bid for contract–or else your contractor may charge you extra.

Peeling Back Time

Every time we remove something not original to the house, it feels like the house is breathing a happy sigh.  During times when the contractor has been in a holding pattern, waiting for materials or for changes in the weather, the crew has started to strip the paint from some of the moldings and doors.  When we first looked at the house, the moldings over the doors seemed a bit cheesy and over-elaborate as our taste tends toward simple and classic.  Over time they have grown on us and seeing them without a hundred years of paint has really added to their attraction because  you can now see the detail of the design.

223 Prospect Park 091

The question is now: to paint or not to paint?  It seems a shame to cover all that wood with more paint but at the same time we’ve never been a fan of exposed wood molding.  The vision we (or I) had for the parlor floor is light and white.  The other consideration is whether they are in good enough shape to stain or has stripping many years of bad paint jobs and door repairs damaged the wood so that staining would merely bring out more flaws.

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It is always a great feeling (because there are so few in renovation) when something turns out better than you thought.  The crew stripped the old door handles, hinges and doorplates and we love how they turned out.

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When they are all done we will do a test patch to see how they look stained and then decide.  Hopefully, by then, the extension will nearly be complete and we will get a sense of how the light is going to hit all the rooms.