#Soundproofing Contractors in Brooklyn | Explore Tumblr posts and blogs

halsteadproperty · 7 years ago

Photo

Buying a condo in NYC? Here's how to tell if new construction is quality construction

Prospective buyers of apartments in new buildings in New York are faced with more choices than ever before. Beyond the questions of how big an apartment you're looking for, at what price, and in what neighborhood, new construction brings the added variable of whether the construction work is any good. No seller or landlord is going to tell you his or her work is shoddy, but choosing wrong can turn your dream apartment into years of headaches and expensive contractors. So how do you know you're getting quality construction in a brand spanking new building?

We asked around. Here's what to look for, and what to ask.

Engage your senses

The quality of the construction of a building isn't just reflected in what you can see. It's also in what you feel, hear (or don't hear), and even smell, and you should start evaluating at the front entrance.

"Your experience should be a good one from the first door knob you touch," says Steve Glascock, president and managing partner of Anbau, a condo developer with projects including Citizen360 and 207W79. Glascock encourages prospective buyers to take a deep breath upon walking into his company's buildings, because their duct work goes up to the roof for a supply of air that is then double-filtered.

"It makes a big difference to people," he says.

Sound Advice

One of the biggest issues affecting quality of life in any building is noise, and solid construction will incorporate multiple ways to protect residents from errant sounds, from any number of sources—the street, the neighbors, your own kids in the next room. Everyone we spoke to talked about the importance of noise control.

"It's part of what makes urban living easy or hard," says Doug Steiner, president of Steiner Equities Group.

"People don't think about it when they're looking," says Russell Goss, an architect, licensed contractor, and CEO of New York City-based Blueberry Builders. "Then they move in and their neighbor flushes the toilet and they hear it and they have to deal with it."

Quality windows, specifically soundproof windows, will help cut external noise.

"We live in a busy urban city, but that doesn't mean we have to listen to traffic in our apartment," Glascock says.

Anbau buildings have acoustically attenuated windows, which reduce noise with three layers of glass and lamination. Another bonus: these types of windows, installed in a Chelsea building near where a pressure cooker bomb exploded last year, injuring dozens, sustained damage in the blast but did not shatter.

Also when it comes to windows, you want solid casements and rubber gaskets.

"If they feel light and flimsy, they probably don't perform very well," Glascock says.

There are some things you won't be able to tell yourself, but that you should ask brokers and contractor about. Architect Barry Rice recommends inquiring about any acoustical testing conducted, and the sound transmission coefficient, or STC, for the building, which should be disclosed in the building's attorney general offering plan. He offers a rating of 40 as solid, and anything upwards of that as great.

Rice notes that in the smaller buildings (four or five stories) more often found outside of Manhattan, sound leakage can be more of an issue given the lightweight construction materials that can be used in building them. High rises are more robust due to the concrete and steel their heights necessitate.

Floor construction should include an acoustical isolation membrane, as well as a subfloor, to which the flooring material is attached. The big point is that you don't want the surface on which you're walking to be adhered to the concrete slab that is ultimately, the literal floor of your apartment. Why do you care about your floor so much? Because unless you're on the top floor, it's also your upstairs neighbor's floor, which is kind of your ceiling. Either way, a membrane and subfloor are the hallmark of thoughtful, quality construction.

You also want floors constructed using a leveling compound (a cheaper way to do it is to shim sub-floors), and Glascock says that if they're wood floors, you should ask how many sandings they can endure. "It should be about seven or eight," he says.

Similarly, walls should feel and sound solid—try knocking on them. An insulation material called sound attenuation batt can be used to help cut noise between apartments and rooms within apartments. Another construction technique to reduce sound transference is to stagger the spacing of studs in walls.

The Steiner Equities Group knows a thing or two about building acoustically sound spaces, thanks to its extensive work in film and television at Steiner Studios in Brooklyn. The Deuce, The Wolf of Wall Street, Girls, Men in Black 3, Zoolander 2, and The Affair, are just a handful of productions shot there. In addition to soundproof windows, the company's condo buildings incorporate two layers of sheetrock in hallways, sound-muffling air gaps in elevator walls (also knows as cavity walls), and additional soundproofing in communal amenity spaces and the walls between apartments.

Finally, there are some design elements that seem like they might offer some sound protection, but really don't unless they're done well, at significant cost. Rice points to pockets door, particularly in rentals, where it's doubtful a developer took on the expense of doing them right.

Design language

An apartment in a quality building will also reflect a thoughtful design process and function well. For example, if the layout of the kitchen feels odd, it probably is, and it may have been compromised because it was too expensive to make it right.

"You want to get the [kitchen] triangle right," Glascock says. Also, "If the door of the bathroom hits the toilet, that's awkward."

Has the living room been reduced to the size of a postage stamp to make a one bedroom a two bedroom? How big are the closets? Are there any?

Steiner suggests looking for redundancy, which when it comes to engineering is a good thing. He defines redundancy as "the inclusion of extra components that are not strictly necessary to functioning, in case of failure in other components." His prime example: two elevators, so that tenants aren't relegated to the stairwells if one elevator fails.

"Having one elevator is an easy way for buildings to save money," he says.

It's not just about the design of the individual apartment. A quality building will be thoughtful about the layout in both public communal spaces and practical areas dedicated to helping the building function. Rice offers as an example a mailroom that can accommodate packages in an organized fashion, as well as deliveries (such as groceries) requiring refrigeration.

Stephen Kliegerman, president of Halstead's property development marketing arm, points out that if a building is still under construction, common spaces are often the last ones to be completed, as the individual living spaces are a priority and some wear and tear is expected with move-ins. In that case, he recommends checking out renderings.

"Things like furniture can change, but is that space reflective of what's in the marketing materials? Does it look like the same thing you were sold?" he says.

Materials and fixtures matter

Not everything is conceptual. Some aspects you can see and feel. Is the hardware on doors and cabinets substantial? Are the doors solid core doors?

"I hate flimsy doors—even on closets," Steiner says.

A telltale sign of a stock kitchen (as opposed to a kitchen custom-designed to the space) is the use of blank filler panels. Of course, you want high-quality appliances in your kitchen, and while no one brand was identified as the gold standard, Miele did come up a few times. Glascock notes that higher-end appliances will feature (or have the ability to accept) panels, instead of being limited to stainless steel.

He also names less obvious (until you really need them) fixtures and features in outdoor spaces, such as gas hookups for grills, hose-bits for water, and a surface that will drain well, as indicators of a building constructed with care.

Thoughtful aesthetics matter, too. At the Bauhaus-inspired development NOMA on West 30th Street, senior sales director Tim McCarthy points to a consistent look and quality throughout each apartment.

It's the little things

Bring your A-game to checking out the details in every room. Does the kitchen have soft-closing drawers? Are the hinges on the cabinets substantial? Are the cabinet doors level? In the bathroom (or anywhere tile is employed): are the grout lines even? Is the pattern matched well? Is there a tile askew? Is the sealant on the bathtub and shower done well? Other things to consider: Is the closet set-up more than just a rod? Are the light-plates and socket covers straight? Do all the outlets work?

Paying attention to these kinds of details is important for a number of reasons, according to Halstead's Kliegerman.

"Those are some of the things that are going to bother you for years to come, and they can be costly to fix," he says. Additionally, "If they're doing things like that well, that care most likely carried through to other areas of the job that you can't see."

Enlisting proper professionals

Goss makes the point that many nice features (large windows, HVAC, and NEST heating/cooling systems) need to be installed by people who know how to do so correctly, and that that kind of information isn't checked by the city.

"The more you have, the more there is to break," he says. "What's the warranty on the NEST system? Was it installed by a certified NEST installer? It probably wasn't. [If it breaks], now it's your problem."

Similarly, Goss would ask if a third-party waterproofing consultant was brought in, as those large windows are prone to leaks and often aren't airtight.

Many of these issues aren't on the radar of the average apartment-hunter, which is why ultimately, Goss recommends enlisting the help of an architect or contractor who knows what questions to ask.

"Bringing in someone with a construction background may be worth the cost," he says. "Otherwise you run the risk of being taken advantage of."

Track record and transparency

It's not just about what you can see, feel, hear etc. It's also about the paper trail (or lack thereof).

Rice recommends, first and foremost, getting the development's offering plan, which is on file with the state Attorney General's Office. In addition to nitty-gritty details like ceiling heights, acoustic performance, et al., the plan will identify the key players in the operation.

"Any good real estate attorney would probably recognize the names of the contractors involved," he says. If they don't, that may be a red flag, and you should do some research to check them out. Part of your due diligence should also involve finding out if the developer or contractor has ever been sued.

And while no bank will give you a loan if some very basic filings don't exist, Ross says it can't hurt to ask if the project is signed off by the Department of Buildings, if the certificate of occupancy has been acquired, and if you can get a copy of the ACP-5 form (indicating a project is not an asbestos project). It's less about the specific information requested, Ross says. Rather, "It's, can they provide the information? How organized are they?"

Responsiveness

Even with the most well-intentioned developer and contractors, things happen, and how a developer responds to requests speaks volumes.

"Problems will occur. It's construction. It's not an exact science," Kliegerman says. "How your developer responds to your concerns or problems is as important if not more... Some developers do the minimum amount [to fix things]. Others go the extra mile and want their clients to be happy, and be repeat customers. They realize a little extra work goes a long way."

(Source: Brick Underground)

#New Construction #Quality Contruction #Condo #Responsiveness #track record and transparency #enlisting proper professionals #it's the little things #materials and fixtures matter #Design language #sound advice #engage your senses #Advice #Halstead real estate #Halstead #real estate #brick underground

0 notes

nightmare-afton-cosplay · 8 years ago

Text

Justin Theroux’s Renovation Drama: What Went Wrong?

Jason LaVeris/FilmMagic

Actor Justin Theroux might have many admirers (including his wife,��Jennifer Aniston), but apparently the “Leftovers” hunk inspires more than his share of haters, too—including his Manhattan neighbor Norman Resnicow. Apparently their feud started two years ago, when Theroux decided to renovate his apartment; Resnicow lives one floor down.

As anyone who’s lived under, next to, or anywhere near a demolition site knows, home renovations can get noisy—which is why Resnicow, a lawyer, felt it within his rights to ask Theroux to do the neighborly thing and install soundproofing to muffle the ruckus. There was just one problem: According to the New York Post, the requested soundproofing would cost a whopping $30,000 and make it difficult for Theroux to preserve the original flooring in his place, which he was keen to do. So he refused.

That’s when things got ugly. According to a lawsuit filed by Theroux, Resnicow embarked on a “targeted and malicious years-long harassment campaign” to derail those renovations and just make life unpleasant for the actor.

Here’s how the suit lays it out:

Resnicow accused Theroux’s contractors of damaging the marble in the building’s entranceway, and demanded they make repairs.

He halted Theroux’s roof deck renovations by arguing that the fence separating their portions of the deck encroached on his property.

Then, for good measure, he cut down the ivy lining the fence purely because he knew that the site of the foliage made Theroux happy.

Theroux now seeks $350,000 from Resnicow, alleging nuisance, trespass, and all in all “depriving Mr. Theroux of his right to use and enjoy his property.”

But Resnicow remains resolute, telling the Post, “I have acted for one purpose only, which remains to assure my and my wife’s health and safety.”

How to balance renovations with neighbor relations

As Theroux’s predicament makes painfully clear, few issues can ruin a neighborly relationship like noise—particularly if you live in an apartment building or other tight quarters. Problem is, homeowners also have a right to make home improvements. So at what point does reasonable renovation ruckus become so loud it’s a legitimate nuisance? That depends, for starters, on where you live, as noise ordinances and other regulations vary by area.

New York City’s Noise Code prohibits construction noise that “exceeds the ambient sounds level by more than 10 decibels as measured from 15 feet from the source.” (And in case you have no clue how to figure that out, the city uses devices called sound meters; you can also download sound meter apps to take your own measurements.) Volume levels aside, most areas have limits on when you can hammer away; in New York, work is typically limited to 7 a.m. to 6 p.m., Monday through Friday.

The third variable to consider is the co-op, condo, or HOA board that governs your building or community, which may place further restrictions on hours or even the type of renovations you do. Yet if a homeowner like Theroux is following these rules, odds are he’s in the clear.

“In New York City, they say ‘hell hath no fury like an attorney dealing with noisy neighbors,’ but as long as you have the proper permits, then construction noise created during normal business hours is generally allowed, with the understanding that it will only be temporary,” says Emile L’Eplattenier, a New York City real estate agent and analyst for Fit Small Business. “As long as he isn’t running afoul of his building’s rules—which is doubtful—then his neighbor has little recourse.”

Still, if you’re a homeowner about to embark on a renovation who doesn’t want to drive your neighbors nuts, what can you do? For starters, keep in mind that even if the sounds don’t ruffle you, people’s noise sensitivities can vary.

In the words of David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School, “One person’s quiet hum is another’s racket.”

You can also do damage control by asking your contractors how much noise they anticipate generating, and when. You can then inform your neighbors they might hear drilling noises for a certain number of days, and maybe consider having your contractor restrict loud noises to certain hours to accommodate the neighbors’ schedules. While it might cost you a bit extra, Reiss points out, “spending an extra few hundred dollars on labor time is well worth salvaging a relationship with a neighbor.”

But $30,000 soundproof flooring? We’re not so sure.

The post Justin Theroux’s Renovation Drama: What Went Wrong? appeared first on Real Estate News & Advice | realtor.com®.

from http://www.realtor.com/news/trends/justin-theroux-renovation-drama-what-went-wrong/

0 notes

fisher-brothers-electrical · 5 years ago

Text

Services of a Domestic Electrician Melbourne

Fisher Brothers Electrical is a company in Melbourne that has specialized in all kinds of electrical works that include large scale projects as well as minor home repairs and maintenance. The company aims to offer the best quality service which satisfies the customer’s needs in a more effective way than any other company. The services they offer are guaranteed to be safe and secure and of high quality.

types of services offered by domestic electricians melbourne

digital tv antenna installation

Fisher Brothers Company has specialized in digital TV installations. The professionals help ensure that a client’s television set is working in a proper manner and is receiving the right data. The professionals in the area always guarantee that the work is done in the right manner which helps avoid the loss of data or any other problems associated with the installation of the TV antennae. The staff at the company are very competent and experienced at their work. They offer quality TV antenna installation and require no supervision.

home theatre and audio installations

This is another service offered by most domestic electricians Melbourne. This kind of service is usually ideal for new homeowners or those looking to renovate their homes. Fisher Brothers Electrical comes with the much-needed experience and expertise at advising on the design and installation of home theatres and other audio devices in a home. They can put the speakers at the right positions which improve the overall sound quality. They also help in soundproofing and offer treatment for the walls and ceiling. Most clients in Melbourne rely on the company to offer them the best audio composition.

home automation installation

This is a kind of service that domestic electricians in Melbourne offer to their clients. Fisher Brothers Electrical aims to bring the latest and modern technology to homes of their clients. This is also to offer a cost-effective solution to home systems with comfort, security, convenience, and saving of energy in their minds. These systems include automatic lighting, heating and cooling systems, alarms and CCTV cameras. The company has a team that is skilled and experienced to deliver this kind of service.

electrical wiring

The right electrical wiring is very essential to any home. Fisher Brothers Electrical company offers the installation to the home systems to enhance the security and protection of electrical appliances. The experts usually install inter-linked circuits that are not dependent on one another. This ensures that if one fails, all the others are not affected.

intercoms

Intercoms are another important aspect of safety and security at home. Fisher Brothers Electrical install intercoms for their clients which helps them know who’s at the front door of a home. Intercoms enable access control by simply using the touch of a button inside a house. The company has partnered with suppliers of intercom systems that are of the best quality.

When looking for a domestic electrician Melbourne, it is important to go for an experienced electrician with years of service in the field. The staff at Fisher Brothers Electrical are very competent and qualified at their work. They offer the best quality work in the whole of Melbourne.

Fisher Brothers Electrical Contractors are reliable, honest and friendly. Some of the services we offer include:

Thermal Imaging Melbourne

Domestic Electrician Melbourne

Home Alarm Installation

Electrical Wiring

TV Antenna Installation

CTV Installation Melbourne

Electrician Melbourne

Security Camera Installation

Light Installation Melbourne

Home Automation Melbourne

Home Security Melbourne

Smoke Alarm Installation Melbourne

We service all areas of Melbourne. Below are just a few examples of suburbs that we provide service in. If you are unsure if we service your area, please contact our friendly office on: 03 9532 0681

Electrician Chadstone, Electrician Hughesdale, Electrician Ashwood, Electrician Glen Waverley, Electrician Huntingdale, Electrician Mount Waverley, Electrician Mulgrave, Electrician Notting Hill, Electrician Oakleigh, Electrician Ormond, Electrician Wheelers Hill, Electrician Murrumbeena, Electrician Bentleigh, Electrician Caulfield, Electrician Carnegie, Electrician Elsternwick, Electrician Gardenvale, Electrician Glen Huntly, Electrician Mckinnon, Electrician Lyndhurst, Electrician Noble Park, Electrician Bangholme, Electrician Dandenong,

Electrician Keysborough, Electrician Springvale, Electrician Karingal, Electrician Skye, Electrician Seaford, Electrician Kananook, Electrician Langwarrin, Electrician Frankston, Electrician Clyde, Electrician Berwick, Electrician Cranbourne, Electrician Devon Meadows, Electrician Doveton, Electrician Endeavour Hills, Electrician Pearcedale, Electrician Beaumaris, Electrician Black Rock, Electrician Brighton, Electrician Hampton, Electrician Armadale, Electrician Glen Iris, Electrician Kooyong, Electrician Malvern, Electrician Prahran,

Electrician South Yarra, Electrician Toorak, Electrician Windsor, Electrician Hawthorn, Electrician Kew, Electrician Sandringhan, Electrician Albert Park, Electrician Balaclava, Electrician Elwood, Electrician Middle Park, Electrician Beacon Cove, Electrician Garden City, Electrician Ripponlea, Electrician St Kilda, Electrician Port Melbourne, Electrician Southbank, Electrician South Melbourne, Electrician Abbotsford, Electrician Alphington, Electrician Burnley, Electrician Carlton North, Electrician Clifton Hill, Electrician Collingwood, Electrician Cremorne,

Electrician Fairfield, Electrician Fitzroy, Electrician Princes Hill, Electrician Richmond, Electrician Bellfield, Electrician Briar Hill, Electrician Bandoora, Electrician Eaglemont, Electrician Eltham North, Electrician Greensborough, Electrician Heidelberg, Electrician Heidelberg Heights, Electrician Heidelberg West, Electrician Ivanhoe, Electrician Ivanhoe East, Electrician Lower Plenty, Electrician Macleod, Electrician Montmorency, Electrician Rosanna, Electrician St Helena, Electrician Viewbank, Electrician Watsonia, Electrician Yallambie,

Electrician Mt Cooper, Electrician Kingsbury, Electrician Northcote, Electrician Preston, Electrician Reservoir, Electrician Thornbury, Electrician Aberfeldie, Electrician Airport West, Electrician Ascot Vale, Electrician Avondale Heights, Electrician Essendon, Electrician Flemington, Electrician Newmarket, Electrician Keilor East, Electrician Kensington, Electrician Monee Ponds, Electrician Niddrie, Electrician Strathmore, Electrician Travancore, Electrician Brunswick, Electrician Moonee Vale, Electrician Coburg, Electrician Fawkner,

Electrician Glenroy, Electrician Gowanbrae, Electrician Hadfield, Electrician Oak Park, Electrician Pascoe Vale, Electrician Tullamarine, Electrician Mont Albert, Electrician Surrey Hills, Electrician Canterbury, Electrician Camberwell, Electrician Deepdene, Electrician Ashburton, Electrician Balwyn, Electrician Ferntree Gully, Electrician Knoxfield, Electrician Boronia, Electrician Bayswater, Electrician Lysterfield, Electrician Rowville, Electrician Scoresby, Electrician Wantirna, Electrician Bulleen, Electrician Doncaster, Electrician Donvale,

Electrician Park Orchards, Electrician Templestowe, Electrician Warrandyte, Electrician Ringwood, Electrician Croydon, Electrician Heathmont, Electrician Blackburn, Electrician Box Hill, Electrician Burwood, Electrician Forest Hill, Electrician Mitcham, Electrician Nunawading, Electrician Vermont, Electrician Chirnside Park, Electrician Pakenham, Electrician Officer, Electrician Mornington, Electrician Mount Eliza, Electrician Baxter, Electrician St Albans, Electrician Keilor, Electrician Sunshine, Electrician Albion, Electrician Thomastown,

Electrician Mill Park, Electrician Lalor, Electrician Epping, Electrician Ardeer, Electrician Broadmeadows, Electrician Campbellfield, Electrician Jacana, Electrician Gladstone Park, Electrician Westmeadows, Electrician Cairnlea, Electrician Deer Park, Electrician Delahey, Electrician Derrimut, Electrician Kealba, Electrician Altona, Electrician Brooklyn, Electrician Newport, Electrician Spotswood, Electrician South Kingsville, Electrician Williamstown, Electrician Braybrook, Electrician Footscray, Electrician Kingsville, Electrician Maidstone,

Electrician Maribyrnong, Electrician Seddon, Electrician Tottenham, Electrician West Footscray, Electrician Yarraville, Electrician Docklands, Electrician Carlton, Electrician East Melbourne, Electrician North Melbourne, Electrician Fishermans Bend, Electrician Parkville, Electrician West Melbourne, Electrician Calder Park, Electrician Sydenham, Electrician Taylors Lakes, Electrician Altona Meadows, Electrician Kings Park, Electrician Laverton, Electrician Seabrook, Electrician Seaholme, Electrician Burnside, Electrician Caroline Springs, Electrician Hillside,

Electrician Ravenhall, Electrician Taylors Hill, Electrician Truganina, Electrician Williamstown North, Electrician Keilor Downs, Electrician Keilor Park, Electrician Altona North, Electrician Hoppers Crossing, Electrician Tarneit, Electrician Keilor North, Electrician Sunshine North, Electrician Sunshine West, Electrician Laverton North, Electrician Point Cook, Electrician Werribee, Electrician Werribee South, Electrician Wyndham Vale

0 notes

biofunmy · 5 years ago

Text

A 19th-Century Home in Brooklyn Gets a 21st-Century Makeover

When Bobby Johnston and Ruth Mandl found the townhouse they wanted to buy in Bedford-Stuyvesant, Brooklyn, it had just one glaringly obvious problem: It was too nice.

“We were originally looking for something that was pretty dilapidated,” Ms. Mandl said. “And this one looked a lot more pristine than we thought we wanted.”

Mr. Johnston, 39, and Ms. Mandl, 36, are married architects who run the firm CO Adaptive, and they were keen to do a gut renovation that reflected their ideas on design and sustainability, while also making space for children.

On a professional level, “we wanted the opportunity to renovate something of our own,” Ms. Mandl said, noting that they previously lived in a one-bedroom apartment in nearby Bushwick. On a personal level, she added, “we were thinking of starting a family and wanted more space and access to a backyard.”

The handsome 1889 townhouse they found on a charming tree-lined block was not what they envisioned. It had been beautifully preserved over the years and still had its original intricate woodwork and plaster molding intact.

“You could tell that somebody had loved it through its entire life, and taken good care of it,” Ms. Mandl said.

The townhouse was also a single-family home, and they were hoping for a two-family house that could generate income and help them secure a larger mortgage. But after deals on two other houses fell through, they were getting impatient, so they went to see it anyway.

“We completely fell in love with the block, the house and the yard,” Ms. Mandl said. “And we were the only people at the open house.”

They moved quickly and struck a creative deal to buy it: They would pay $1.4 million, but only if they were allowed to complete a targeted, temporary renovation to convert the house into a two-family home before the closing.

“We filed with the city to get a Letter of No Objection for it to be a two-family,” Mr. Johnston said. “And we did a quick $4,000 renovation to add a second kitchen and a dividing wall between two units, so we were able to leverage a mortgage for a two-family.”

They closed in July 2016 after selling their Bushwick apartment, which had roughly doubled in value over the previous five years, and split the profit between the new purchase and anticipated renovation costs. Then they got to work.

As proponents of sustainable building, they wanted to design their home according to passive house standards that would radically reduce the building’s energy consumption. And as practitioners of modern architecture, they wanted to make it lighter and brighter, and introduce simple, clean-lined details.

Finding themselves with a bonanza of late 19th-century architectural details, however, they decided to split the difference and blend the new with the old. When demolition began in March 2017, Mr. Johnston and Ms. Mandl instructed their contractor, LB General Contracting, to gingerly pry out and preserve every significant piece of woodwork while stripping the interior down to the studs.

They erected a tent in the backyard to store the material they planned to reinstall and donated the rest to the architectural salvage store Big Reuse. Hoping to keep a few of the plaster elements, but unable to move them for construction, they left a decorative archway and an ornate ceiling medallion in place on the parlor level and crossed their fingers. The archway survived, but vibrations from the construction work eventually sent the medallion crashing to the floor.

With the townhouse cleared out and opened up, they began adding the elements necessary to make it a super-insulated, airtight passive house, an incredibly energy-efficient type of building that is beginning to catch on with homeowners and developers.

Heating and cooling a passive house uses “a fraction of the energy you need for a regular building — like, one-tenth,” said Andreas M. Benzing, the president of New York Passive House, a nonprofit organization.

Where passive house projects were relatively rare just a few years ago, there are now 169 across New York State, either completed or in the works, Mr. Benzing said. They include private homes as well as large-scale developments like Sendero Verde, an affordable housing project spanning a full city block in East Harlem, with a target completion date of 2022, that aspires to be one of the largest passive house projects in the world.

To convert their 19th-century townhouse, Mr. Johnston and Ms. Mandl expanded the depth of the front wall by about a foot to add extensive new insulation. They installed triple-glazed tilt-and-turn windows with gaskets. They sealed walls and ceilings with an Intello air barrier. They installed motorized exterior blinds that, unlike curtains, can block sunlight before it enters the house on hot summer days.

With such measures in place, they no longer needed a conventional furnace, so they capped the gas line at the street. An energy-recovery ventilator provides fresh, filtered air from outside, while capturing and recycling heat from exhausted indoor air, and a small electric split heating-and-cooling system provides a boost, when needed.

Those electric components are powered by a photovoltaic system on the roof, which also provides more than enough power for the home’s appliances and lights, as well as an electric-car charging station in the front yard. Once a week or so, they run a cable across the sidewalk to the street, to charge their BMW i3.

“Even with charging the car fully at home, we’re still net positive,” Mr. Johnston said, explaining that they generate more electricity than they use and feed the surplus back to the grid.

While reducing — or reversing — their energy consumption was a priority, Ms. Mandl said, she initially became interested in building a passive house after experiencing the comfort of her parents’ passive house in Vienna. The feeling inside is one of “amazing luxury,” she said, thanks to the fresh air and consistent temperature. “There’s just no temperature jump. You can sit by the window during a blizzard and not feel any draft.”

Another benefit of an airtight house is that it is incredibly quiet. Street noise stays on the street, Mr. Johnston said. “It’s completely soundproof.”

Mr. Johnston and Ms. Mandl also decided to soundproof the rooms inside their home after attending dinner parties at friends’ houses where “everybody has to whisper while the kids are asleep,” Mr. Johnston said.

Ms. Mandl had given birth to their daughter, Lucia, now 2, just weeks before they started construction, and they didn’t want to have to worry about noise once they moved in. They installed acoustic mats beneath floors, a double layer of drywall with sound-deadening Green Glue on the walls, and interior doors with gaskets and drop seals.

“We can have dinner parties downstairs when she’s asleep upstairs,” Ms. Mandl said, “and she would never even know that there’s loud music.”

The primary residence occupies about 1,400 square feet on the top two floors. On the parlor level, the couple installed a large, modern kitchen with Reform cabinet doors over Ikea carcasses in a space that was previously a back parlor, as well as a powder room and laundry area with frosted-glass doors and walls.

Upstairs, they carved out three bedrooms, including a master suite with an en suite bathroom, and a second bathroom split between a toilet room and a shower room, which Ms. Mandl said is typical in her native Austria.

They reinstalled and painted the original woodwork they had saved in the backyard tent, and had an artisan add new plaster crown molding in the living room that is similar to what was there before. After introducing thicker walls and new windows, the original window trim was no longer compatible, so Mr. Johnston and Ms. Mandl decided to play up the difference by giving the openings a simple plywood edge, a detail that they also used for interior doorways. In the kitchen, they designed a custom plywood pegboard wall with adjustable shelves.

On the garden level, they created a 700-square-foot, two-bedroom apartment with similar details. The downstairs unit was completed first, so Mr. Johnston and Ms. Mandl moved into it with their daughter in April 2018, as work continued upstairs. The rest of the project was completed five months later, at a total cost of $720,000, and the family moved upstairs.

Now, they rent out the downstairs apartment on Airbnb when not using it to entertain family and friends. Their hope is that opening their home to visitors will introduce others to the advantages of a passive house.

“I feel that you have to experience it in order to fully appreciate it,” Ms. Mandl said. “We leave a flyer for them, so even if they’ve never heard of it, they get to read about what it is.”

Sahred From Source link Real Estate

from WordPress http://bit.ly/2mWu1q1 via IFTTT

#IFTTT #WordPress

0 notes

rachelmorris305 · 7 years ago

Text

A Sunnier Re-Do for a Brooklyn Townhouse

A four-story gut reno with modern touches is worth the wait

Marsha and Adam searched long and hard for almost two years before they found the townhouse that would become their family home in the Bedford-Stuyvesant neighborhood of Brooklyn. The pair—she, the CFO of a division at Siemens, and he, a manager of software development at Spotify—looked all over the borough, and even ventured into New Jersey before realizing that Brooklyn was where they needed to be. They found a brick two-family home that needed a lot of work, but the couple had a good feeling about it. It was “sunny, just the right size, and of course, within our budget,” says Marsha. Having lived for a while in a 720-square-foot Park Slope apartment with their two daughters, Sophie and Mila, they were excited for all the new space—just over 2,000 square feet on three floors, plus a basement.

While the duo knew that they needed to gut the townhouse, the renovation and total timeline stretched across a year and a half. They moved into the home in the summer of 2015, pre-renovation, and posted their project to Sweeten, a free service matching homeowners with vetted general contractors. They were matched with this Sweeten architect, who worked with them on the plans for the renovation lasting close to a year. (A possible relocation to North Carolina for work delayed the project for three months, just as construction was about to commence.) Once the demolition began, the family of four moved into the garden apartment and camped out there for about half a year, until the work in the upstairs duplex was completed in December 2016.

The first must-have on the couple’s list was white oak floors. The rest of the design took inspiration from the simplicity of the hardwood. For the kitchen, Marsha and Adam decided on an all-white color palette, an unfussy, modern look inspired while scouring Pinterest.

On the main floor of the duplex (the second floor of the house), the couple knocked down the walls that chopped up the spaces, so that the living room, dining space, and kitchen were all connected as one open room. A hallway, which took up precious space, was removed, while a full bath was converted to a powder room (with a fun patterned tile floor!) all to give more square footage to the kitchen.

Working within a limited amount of space, their Sweeten architect came up with two solutions that would maximize the function and beauty of the kitchen, which faced the back of the house. She suggested that they add another window to the rear wall, and remove a non-functioning fireplace that was causing an awkward flow. The revised layout featured an L-shaped white Caesarstone countertop and white ceiling-height Shaker-style cabinets, as well as a new island. A large kitchen pantry held the recycling and appliances from view. A marble hex-tile backsplash added some variation while furthering the theme of modern simplicity. Three simple wood-clad steps lead to a deck and down to the backyard.

Each of the three bedrooms were skim coated and painted in Benjamin Moore Super White, a perfect backdrop to the pops of color that the girls added to their rooms. The resulting home is modern yet warm and allows the couple’s mid-century modern-inspired furnishings, lighting, and art to take center stage.

What’s skim coating and do you need it?

Click here for a quick video from our founder, Jean Brownhill!

On the top floor of the duplex, the floor plan remained mostly the same, with a few minor changes. The hallway was widened for a more spacious feel. The two smaller bedrooms were evened out so that both Sophie and Mila would have similarly-sized rooms, and a washer/dryer closet was created so that they wouldn’t have to “schlep laundry up and down the stairs.” The original staircases were in terrible condition and a priority to be replaced. They now feature clean vertical lines—white posts framed by straight wooden rails that echo the white oak floors.

Now that Marsha and Adam have put away the paint cans, they reflected on what was most difficult about the renovation: “The biggest challenge was living in a construction zone for five months,” the couple agrees. “It was tight, dusty, and messy. But it was a great way to keep track of the progress and make sure everything was being done as we expected. [Another] challenge was keeping our wish list reasonable. It is so easy to spiral out of control and decide you want every square inch renovated.”

They were glad to have a Sweeten architect by their side. “The team was pleasant and easy to work with. I still can’t believe how great our experience was considering we were gutting our house. The key is communication, and we all worked very well together. Our advice is to find people who are easy to communicate with, and who have worked together in the past. When people know each other, they can more easily deal with issues that come up.” What do they love most about their new home? For Marsha, it was the sunny kitchen and backyard. And according to the children: all of it. “I think they truly love the house,” says their mother.

Last, but not least, they also wanted to share this nugget of wisdom: “Paying more for soundproofing the bathroom (so you don’t hear anything from your bedroom) is worth every penny. We really appreciated our Sweeten architect telling us that we ‘needed’ those more expensive items—she was right.”

Thanks to Marsha, Adam, Sophie, and Mila for sharing your beautiful townhouse with us!

LIVING/DINING ROOM RESOURCES: George Nelson Bubble lamps: Design Within Reach.

KITCHEN RESOURCES. White oak 4” plank flooring with matte finish: Custom. StarMark kitchen cabinets: Global Kitchen & Bath. Cabinet hardware: Sugatsune. Pure White countertops: Caesarstone. Marble hex tile backsplash: Tile and Stone Depot. 28” sink and faucet: Kraus. Counter-depth refrigerator and stove: LG. Dishwasher: Bosch. Ventilation hood: Broan. Lighting: Schoolhouse Electric & Supply Co. Super White paint: Benjamin Moore.

MASTER BATH RESOURCES: Floor and subway wall tile: Classic Tile and Marble. Shower fixtures and hardware: Hansgrohe. Double sink and vanity: IKEA. Mirror: Kohler.

POWDER BATH RESOURCES: Floor tile: Cement Tile Shop. White subway wall tile: Classic Tile and Marble. Purist hardware: Kohler. Toilet: Toto. Lighting: Crate & Barrel. Mirror: CB2.

HALLWAY RESOURCE: Stackable washer/dryer: LG.

—

Want to see the renovation process broken down step by step? Check out our remodeling guides for the kitchen and bath.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

A post from originally from Sweeten

0 notes

baltimoreinsulation-blog · 7 years ago

Text

Lady Baltimore Insulation Co.

Lady Baltimore Insulation Co. 948 West Lombard St Baltimore, MD 21223 (443) 620-0369

http://www.ladybaltimoreinsulation.com/

Lady Baltimore Insulation Co. is an old insulation company with new ideas, like that every attic insulation upgrade or home renovation in baltimore maryland should have spray foam insulation as an available upgrade, and it shouldn't cost an arm and a leg. As an insulate contractor, we can use fiberglass, cellulose, rock wool, and even do soundproofing. We offer a 100% Draft Free Guarantee on new home construction. Your home will be more energy efficient, your house will feel more comfortable even at lower thermostat settings, you hvac unit will last longer because of running less each year, and you will save money on your utility bills. Lady Baltimore Insulation is a family company serving dundalk, brooklyn park, rosedale, parkville, white marsh, towson, pikesville, woodlawn, catonsville, hanover, jessup, severn, columbia, laurel, timonium, and more parts of maryland. We currently have nothing but 5.0 stars on the internet, and we guarantee your satisfaction 100%. We are not a large company, we are family owned, but we have been able to grow over the years to have help we can call on for larger jobs like large construction projects like spray foam insulation for department stores, commercial warehouses, and we are often able to give the best price by far on large construction jobs. Why Use Us? We are the best reviewed, if not the largest, spray foam company in baltimore. We can give you the best price. Our father, the family head and Ceo, is present on all jobs done by our men. You get a family man to do the job right every time. Isn't it time you had a good experience with a contractor? Call us today, we guarantee you'll be happy with our work.

0 notes

realtor10036 · 8 years ago

Text

Justin Theroux’s Renovation Drama: What Went Wrong?

Jason LaVeris/FilmMagic

Actor Justin Theroux might have many admirers (including his wife, Jennifer Aniston), but apparently the “Leftovers” hunk inspires more than his share of haters, too—including his Manhattan neighbor Norman Resnicow. Apparently their feud started two years ago, when Theroux decided to renovate his apartment; Resnicow lives one floor down.

Here’s how the suit lays it out:

Resnicow accused Theroux’s contractors of damaging the marble in the building’s entranceway, and demanded they make repairs.

He halted Theroux’s roof deck renovations by arguing that the fence separating their portions of the deck encroached on his property.

Then, for good measure, he cut down the ivy lining the fence purely because he knew that the site of the foliage made Theroux happy.

Theroux now seeks $350,000 from Resnicow, alleging nuisance, trespass, and all in all “depriving Mr. Theroux of his right to use and enjoy his property.”

But Resnicow remains resolute, telling the Post, “I have acted for one purpose only, which remains to assure my and my wife’s health and safety.”

How to balance renovations with neighbor relations

In the words of David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School, “One person’s quiet hum is another’s racket.”

But $30,000 soundproof flooring? We’re not so sure.

The post Justin Theroux’s Renovation Drama: What Went Wrong? appeared first on Real Estate News & Advice | realtor.com®.

from DIYS http://ift.tt/2rQC2tj

#DIYS

0 notes

realestate63141 · 8 years ago

Text

Justin Theroux’s Renovation Drama: What Went Wrong?

Jason LaVeris/FilmMagic

Here’s how the suit lays it out:

Resnicow accused Theroux’s contractors of damaging the marble in the building’s entranceway, and demanded they make repairs.

He halted Theroux’s roof deck renovations by arguing that the fence separating their portions of the deck encroached on his property.

Then, for good measure, he cut down the ivy lining the fence purely because he knew that the site of the foliage made Theroux happy.

Theroux now seeks $350,000 from Resnicow, alleging nuisance, trespass, and all in all “depriving Mr. Theroux of his right to use and enjoy his property.”

But Resnicow remains resolute, telling the Post, “I have acted for one purpose only, which remains to assure my and my wife’s health and safety.”

How to balance renovations with neighbor relations

In the words of David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School, “One person’s quiet hum is another’s racket.”

But $30,000 soundproof flooring? We’re not so sure.

The post Justin Theroux’s Renovation Drama: What Went Wrong? appeared first on Real Estate News & Advice | realtor.com®.

from DIYS http://ift.tt/2rQC2tj

#DIYS

0 notes

restateagnt17101 · 8 years ago

Text

Justin Theroux’s Renovation Drama: What Went Wrong?

Jason LaVeris/FilmMagic

Here’s how the suit lays it out:

Resnicow accused Theroux’s contractors of damaging the marble in the building’s entranceway, and demanded they make repairs.

He halted Theroux’s roof deck renovations by arguing that the fence separating their portions of the deck encroached on his property.

Then, for good measure, he cut down the ivy lining the fence purely because he knew that the site of the foliage made Theroux happy.

Theroux now seeks $350,000 from Resnicow, alleging nuisance, trespass, and all in all “depriving Mr. Theroux of his right to use and enjoy his property.”

But Resnicow remains resolute, telling the Post, “I have acted for one purpose only, which remains to assure my and my wife’s health and safety.”

How to balance renovations with neighbor relations

In the words of David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School, “One person’s quiet hum is another’s racket.”

But $30,000 soundproof flooring? We’re not so sure.

The post Justin Theroux’s Renovation Drama: What Went Wrong? appeared first on Real Estate News & Advice | realtor.com®.

from DIYS http://ift.tt/2rQC2tj

#DIYS

0 notes

gillespialfredoe01806ld · 8 years ago

Text

Justin Theroux’s Renovation Drama: What Went Wrong?

Jason LaVeris/FilmMagic

Here’s how the suit lays it out:

Resnicow accused Theroux’s contractors of damaging the marble in the building’s entranceway, and demanded they make repairs.

He halted Theroux’s roof deck renovations by arguing that the fence separating their portions of the deck encroached on his property.

Then, for good measure, he cut down the ivy lining the fence purely because he knew that the site of the foliage made Theroux happy.

Theroux now seeks $350,000 from Resnicow, alleging nuisance, trespass, and all in all “depriving Mr. Theroux of his right to use and enjoy his property.”

But Resnicow remains resolute, telling the Post, “I have acted for one purpose only, which remains to assure my and my wife’s health and safety.”

How to balance renovations with neighbor relations

In the words of David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School, “One person’s quiet hum is another’s racket.”

But $30,000 soundproof flooring? We’re not so sure.

The post Justin Theroux’s Renovation Drama: What Went Wrong? appeared first on Real Estate News & Advice | realtor.com®.

from DIYS http://ift.tt/2rQC2tj

#DIYS

0 notes

fisher-brothers-electrical · 7 years ago

Text

Sourcing the Best Home Theatre Installations Company

Home theatre refers to home entertainment audio-visual systems. The audio-visual systems are usually set up in a private room to reproduce a movie theatre. These include a video projector for projecting large images, a high-resolution flat screen such as HDTV, movie content on a DVD, and a high-resolution Blu-ray played on a Blu-ray player. The sound is projected from surround sound systems, amplifiers, and loudspeakers. There are many companies that offer Home Theatre Installations services in the Melbourne. Sourcing the best company guarantees one access to good quality Home Theatre Installations.

Tips for sourcing the best Home Theatre Installations company

Searching for the right company to perform Home Theatre Installations is not an easy task. Planning makes it easier. The following steps provide a guideline on how one can easily access a professional installer;

1. Gather adequate information regarding a particular Home Theatre Installations term of business operation. The company should have been in operation for a reasonable period. 2. Consider the company’s areas of specialization. A reputable company will serve a diverse market niche that ranges from old to new homes and apartments. 3. Visit the company’s showroom to view their Home Theatre Installations facilities including the projectors, flat panel televisions, surround sound systems, speakers, and theatre screens. This provides an ideal opportunity to evaluate their quality and convenience. 4. Make inquiries about the overall costs for the Home Theatre Installations. The charges should commensurate with the customer’s budget. One should hire services of a company that they can afford to pay.

The best Home Theatre Installations Company

Fisher Brothers Electrical Contractors are the best Melbourne Electrician Company for Home Theatre Installations. The company specializes in all electrical projects including simple home maintenance and repairs. Their primary goal is to offer quality services that efficiently meet the needs and expectations of customers. They work under the principle of quality assurance and guaranteed product and service value. Fisher Brothers Electrical Contractors Company is competent in addressing Home Theatre Installations needs of their customers. Their services range from mounting a flat-screen TV to a wall to installing a home 7.1 theatre system with a projector screen to enhance thrilling entertainment experiences. They extend their services to old and new homes.

Reasons Why Fisher Brothers Electrical is the Best Home Theatre Installations Company

1. Fisher Brothers Electrical has a team of experienced professionals with expert knowledge in design, supply, and installation of home theatre, home audio-visual, and multi-room audio systems. They are responsible for placing speakers in the right position to maximize the inspiring effect of the overall sound quality within the room. 2. They perform soundproofing and treatment to walls and ceilings when installing home theatre audio systems in old homes. 3. They also provide the best audio composition with a technical design that suits the needs and convenience of their customers. 4. Fisher Brothers Electrical incorporates a customer-friendly price in charging the products and services that they extend to their customers.

Fisher Brothers Electrical Company has a high level of professionalism and experience to deliver and install your best home theatre.

Fisher Brothers Electrical Contractors are reliable, honest and friendly. Some of the services we offer include:

Thermal Imaging Melbourne

Domestic Electrician Melbourne

Home Alarm Installation

Electrical Wiring

TV Antenna Installation

CCTV Installation Melbourne

Electrician Melbourne

Security Camera Installation

Light Installation Melbourne

Home Automation Melbourne

We service all areas of Melbourne. Below are just a few examples of suburbs that we provide service in. If you are unsure if we service your area, please contact our friendly office on: 03 9532 0681

Electrician Carrum Downs, Electrician Aspendale. Electrician Carrum, Electrician Bonbeach, Electrician Chelsea, Electrician Braeside, Electrician Moorabbin, Electrician Mordialloc, Electrician Mentone, Electrician Cheltenham, Electrician Clarinda, Electrician Clayton South, Electrician Dingley Village, Electrician Edithvale, Electrician Heatherton, Electrician Aspendale Gardens, Electrician Chelsea Heights, Electrician Highett, Electrician Moorabbin Airport, Electrician Parkdale, Electrician Patterson Lakes, Electrician Waterways, Electrician Clayton, Electrician Chadstone, Electrician Hughesdale, Electrician Ashwood, Electrician Glen Waverley, Electrician Huntingdale, Electrician Mount Waverley, Electrician Mulgrave, Electrician Notting Hill, Electrician Oakleigh, Electrician Ormond, Electrician Wheelers Hill, Electrician Murrumbeena, Electrician Bentleigh, Electrician Caulfield, Electrician Carnegie, Electrician Elsternwick, Electrician Gardenvale, Electrician Glen Huntly, Electrician Mckinnon, Electrician Lyndhurst, Electrician Noble Park, Electrician Bangholme, Electrician Dandenong, Electrician Keysborough, Electrician Springvale, Electrician Karingal, Electrician Skye, Electrician Seaford, Electrician Kananook, Electrician Langwarrin, Electrician Frankston, Electrician Clyde, Electrician Berwick, Electrician Cranbourne, Electrician Devon Meadows, Electrician Doveton, Electrician Endeavour Hills, Electrician Pearcedale, Electrician Beaumaris, Electrician Black Rock, Electrician Brighton, Electrician Hampton, Electrician Armadale, Electrician Glen Iris, Electrician Kooyong, Electrician Malvern, Electrician Prahran, Electrician South Yarra, Electrician Toorak, Electrician Windsor, Electrician Hawthorn, Electrician Kew, Electrician Sandringhan, Electrician Albert Park, Electrician Balaclava, Electrician Elwood, Electrician Middle Park, Electrician Beacon Cove, Electrician Garden City, Electrician Ripponlea, Electrician St Kilda, Electrician Port Melbourne, Electrician Southbank, Electrician South Melbourne, Electrician Abbotsford, Electrician Alphington, Electrician Burnley, Electrician Carlton North, Electrician Clifton Hill, Electrician Collingwood, Electrician Cremorne, Electrician Fairfield, Electrician Fitzroy, Electrician Princes Hill, Electrician Richmond, Electrician Bellfield, Electrician Briar Hill, Electrician Bandoora, Electrician Eaglemont, Electrician Eltham North, Electrician Greensborough, Electrician Heidelberg, Electrician Heidelberg Heights, Electrician Heidelberg West, Electrician Ivanhoe, Electrician Ivanhoe East, Electrician Lower Plenty, Electrician Macleod, Electrician Montmorency, Electrician Rosanna, Electrician St Helena, Electrician Viewbank, Electrician Watsonia, Electrician Yallambie, Electrician Mt Cooper, Electrician Kingsbury, Electrician Northcote, Electrician Preston, Electrician Reservoir, Electrician Thornbury, Electrician Aberfeldie, Electrician Airport West, Electrician Ascot Vale, Electrician Avondale Heights, Electrician Essendon, Electrician Flemington, Electrician Newmarket, Electrician Keilor East, Electrician Kensington, Electrician Monee Ponds, Electrician Niddrie, Electrician Strathmore, Electrician Travancore, Electrician Brunswick, Electrician Moonee Vale, Electrician Coburg, Electrician Fawkner, Electrician Glenroy, Electrician Gowanbrae, Electrician Hadfield, Electrician Oak Park, Electrician Pascoe Vale, Electrician Tullamarine, Electrician Mont Albert, Electrician Surrey Hills, Electrician Canterbury, Electrician Camberwell, Electrician Deepdene, Electrician Ashburton, Electrician Balwyn, Electrician Ferntree Gully, Electrician Knoxfield, Electrician Boronia, Electrician Bayswater, Electrician Lysterfield, Electrician Rowville, Electrician Scoresby, Electrician Wantirna, Electrician Bulleen, Electrician Doncaster, Electrician Donvale, Electrician Park Orchards, Electrician Templestowe, Electrician Warrandyte, Electrician Ringwood, Electrician Croydon, Electrician Heathmont, Electrician Blackburn, Electrician Box Hill, Electrician Burwood, Electrician Forest Hill, Electrician Mitcham, Electrician Nunawading, Electrician Vermont, Electrician Chirnside Park, Electrician Pakenham, Electrician Officer, Electrician Mornington, Electrician Mount Eliza, Electrician Baxter, Electrician St Albans, Electrician Keilor, Electrician Sunshine, Electrician Albion, Electrician Thomastown, Electrician Mill Park, Electrician Lalor, Electrician Epping, Electrician Ardeer, Electrician Broadmeadows, Electrician Campbellfield, Electrician Jacana, Electrician Gladstone Park, Electrician Westmeadows, Electrician Cairnlea, Electrician Deer Park, Electrician Delahey, Electrician Derrimut, Electrician Kealba, Electrician Altona, Electrician Brooklyn, Electrician Newport, Electrician Spotswood, Electrician South Kingsville, Electrician Williamstown, Electrician Braybrook, Electrician Footscray, Electrician Kingsville, Electrician Maidstone, Electrician Maribyrnong, Electrician Seddon, Electrician Tottenham, Electrician West Footscray, Electrician Yarraville, Electrician Docklands, Electrician Carlton, Electrician East Melbourne, Electrician North Melbourne, Electrician Fishermans Bend, Electrician Parkville, Electrician West Melbourne

0 notes

rachelmorris305 · 7 years ago

Text

Original Details Make Their Mark

A family keeps to a tight five-week deadline and budget

Sarah and her husband bought their first apartment last year in Ditmas Park, Brooklyn. It was originally a one-bedroom co-op, but they benefitted from some renovations the previous owners had done, including cordoning off space for a second bedroom. Architectural details such as an ornate archway were also intact, giving it the perfect amount of charm. On the other hand, the bathroom needed some work, as did the hodgepodge of cabinets in the kitchen. With two small kids, Sarah also saw a peace-giving opportunity to swap out flimsy doors on the second bedroom for something with a little more soundproofing.

On replicating a kitchen archway design: We weren’t sure that was possible, but [the contractor] did an amazing job!

Even though they closed on the apartment in November, Sarah and her husband rented the apartment back to the former owners during the planning stages of the renovation. By the time the building’s board approved the plans, “we ended up with just five weeks to get the work done, including over Christmas and New Years,” said Sarah. They were moving in February 1. With the holiday season in full swing, they had trouble finding a contractor up for the tight timeframe challenge. Sarah came to Sweeten, a free service that connects homeowners with vetted general contractors, to find someone for the job. “It came down to the wire,” said Sarah. “Our Sweeten contractor and team were still painting as we were moving in.”

As far as kitchens go, the kitchen in the apartment wasn’t half bad. It had an open plan that fed into the living room, wooden countertops, and a farmhouse-style sink. However, cream backsplash tiles that culminated in a heavy printed pattern above the sink weighed the whole thing down. “The real goal in all of this was to make everything as clean and minimalistic as possible,” said Sarah. The mismatch of cabinets also needed to have one cohesive look. The couple went for open shelving to make the kitchen feel bigger. They also loved the idea of showing off their dishes. “They are really beautiful and we don’t mind looking at them all the time,” said Sarah. The cabinets below the counter were from Ikea and were perfectly fine, but they had wanted to replace them with flat fronts for a minimalist aesthetic. However, for new homeowners, that was a few steps over the budget line. Instead, the hardware was swapped out for a bold gold. “It completely changed their look,” said Sarah. “We’re very happy with the result.”

One archway in the kitchen was in the original Art Deco style (the building was built in 1938), so Sarah’s Sweeten contractor was asked to mirror the design on an adjacent archway—previously a doorframe. “We weren’t sure that was possible, but he did an amazing job!”

The bathroom received the most extensive makeover of the project. The floors needed to be re-tiled with a new shower fixture and vanity added. “It never felt very clean,” said Sarah, of the existing bathroom, which had black floor tiles. “It’s a small space so we went with all white to make it feel as open as possible.”

Like the archways in the kitchen, Sarah wanted to keep some of the old detail. In the bathroom, that meant keeping the bathtub. Its light salmon pink gives the bathroom an understated drop of color. It was also easier to let it remain where it was. “That’s a cast iron tub and it weighs a ton! We thought, just keep it and make everything else white.”

The bathroom provided the couple a chance to add a nod to a favorite style, Shaker architecture. Instead of using typical towel rails, Sarah had a peg rail made by a Shaker workshop in Massachusetts. “It turns out to be really handy to have a lot of pegs,” she said. “We use them for towels and drying clothes for the baby.”

The simplest part of the renovation turned out to be not so. It turned out that the new doors for the nursery weren’t made to be as soundproof as they used to be. The couple’s Sweeten contractor suggested a solid core door rather than one with MDF (medium-density fiberboard) cores, which can be pushovers when it comes to noise. However, “it turns out solid core is incredibly difficult to find these days,” said Sarah. She only found one option in an extensive search. It turned out to be the perfect fit. Well, almost. The floors were uneven. That meant the new doors needed to be sanded down for a snug fit. The couple also handmade some leather pulls instead of using door knobs. Now, Sarah and her husband are enjoying the fruits of their efforts. “Our girls snooze away while we watch movies or entertain right outside their door,” she said.

The priority was using paint that was as non-toxic as possible, a subject Sarah is very serious about, in light of research linking volatile organic compounds (VOCs) emitted from certain objects and liquids, like paint, to cancer. While some fancier brands had whites the couple liked, they decided to keep their budget in mind and went with something more economical that was also VOC-free. That turned out to be a smart decision. “Our plaster walls drank up the paint,” said Sarah, “and we ended up having to buy 25 gallons when we originally budgeted for ten.”

On this project, the five-week timeline wasn’t the only thing that was tight. Sarah and her husband were focused on sticking to their budget. The couple worked closely with their Sweeten contractor to keep costs low in other areas, such as picking up some materials and supplies themselves. It turned out to be a lot of work, including a run out to New Jersey to get tiles, paint, and grout. However, the strategy had a valuable fringe benefit. “It made us very involved in the project,” said Sarah. “We made every decision along the way.”

Sarah and family, thank you for sharing your newly renovated apartment with us!

KITCHEN RESOURCES: Kitchen backsplash: Floor & Decor. Shelving: Cut by the local lumber yard. Shelving brackets: Ikea. Muuto “Grain” light pendant: Finnish Design Shop. Nelson “Saucer” pendant: Design Within Reach. Kitchen hardware, knobs and pulls: Etsy.

NURSERY RESOURCES: Doors: Lowe’s. Door pulls: handmade from leather and brass bolts.

BATHROOM RESOURCES: Pine Shaker pegboard: Shaker Workshops. Wall and floor tile: Floor & Decor. Vanity and sink: Ikea. Danze shower faucet: Amazon. Sink faucet: Ikea. Medicine cabinet: Ikea. Premium Plus paint: Behr. Toilet paper holder: Finnish Design Shop.

—

We talked to the experts on soundproofing to come up with a plan of attack for homeowners seeking peace and quiet.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

A post from originally from Sweeten

0 notes