A Taste Of What’s To Come

It’s been a mildly frustrating week this week. Things we hoped would get done before freezing weather set in are still pending – work on the façade and electric/gas/heat – but those are what they are – it’ll get done eventually…

Last night we took a moment to just enjoy the house. Dan has been wanting to burn one of those fire logs to test out the fireplace. It was good we did – ’cause I took a close look at the damper and realized something was wrong and it’s unable to close. But once the fire got going we sat around in the cold with a friend and drank beer & bourbon and enjoyed the fire. It was great…

Fire burning in our fireplaceAt one point we had two fireplaces planned, then one got cut to help with the budget. I’m really glad we have at least one fireplace. It’s wonderful just sitting there watching a fire – very peaceful.

Work on the front doors we got from the salvage yard is also going really well. The guy working on them has them looking like new – it’s really pretty incredible.

Some Serious Sprinkler Hardware

I went by the house today and there were some serious sprinkler control valves in our cellar…

sprinkler valves in cellarHere’s another shot of it…

sprinkler controls in Harlem townhouseThat’s some seriously big valves for a two family home, but it will help me sleep a little better at night.

They also installed a siamese connection and a “clapper” in the “front yard”…

siamese connection and clapper for sprinkler systemI used to just think that siamese connections were for dry sprinkler systems. Our sprinkler system is a wet system (has water in the lines all the time). So the siamese connection is there in case there’s a problem with water pressure or some other water supply failure.

The clapper goes off if sprinklers go off in our house. That way if we’re not home people on the street will know and (hopefully) call 911.

We’ve Got Gas!

SEVEN AND A HALF months after first contacting ConEd we are finally getting gas and electric! Yesterday they tore up the street, today they put in gas, and hopefully tomorrow they’ll do electric (rainy days and high voltage electricity don’t mix very well so it couldn’t be done today).

ConEd contractors tearing up street to put in gasMind you, getting gas and electric into the building doesn’t mean we can use the gas and electric – they still have to set up the meters. Julia Angwin had delays with gas service because her plumber didn’t get the gas lines inspected promptly and ConEd wouldn’t install the meters until the inspections were done. Hopefully we can avoid that problem and have heat before the weather drops below freezing.

ConEd contractors tear up street & sidewalkBut the good news is that the big delay is over and hopefully it will be downhill from here on with ConEd – though somehow I think there will be some problem that will crop up – in general, things just don’t go all that smoothly with ConEd.

A Time Warner engineer came by today – they’re going to reroute the wires that are on our building. Unlike ConEd, they have lots of contractors working for them and they’re hungry for work, so it should get done in a week…

Otherwise, they’re continuing to clean the brick, the woodworker is restoring the door, and the A/C guys are working on their stuff that has to be done before the walls are closed up. Unfortunately, there was one room where the A/C drip drain would have gone into the wall directly over an electrical panel, so that took some thinking to come up with another suitable location. And sometime over the past few days the roofing guy got the primer down on the bulkhead – so that’s closer to being water tight as well.

The next big thing that’s coming up soon are radiators…

Window Glazings Have A Pronounced Effect

Since the windows have gone in Dan has been noticing that the window make the rooms feel a little dark – that they block a fair amount of light. He’s commented that it feels a bit like wearing sunglasses.

We actually have three different types of glazing on the building. All three are on the back of the building…

Back of our townhouse - 3 types of window glazingStarting from the bottom, the rental unit has what Gaulhofer calls G28 glazing – which is their standard glazing. 80% of visible light is transmitted through the glass, but only 23% of UV gets through, and 62% of “solar heat”. (The more “solar heat” you block the lower your A/C bills in the summer, but the less help you get with heating in the winter). We use that glazing on most of the front of the building as well.

Going up one floor to the parlor floor security was important and there we have “smash proof” glass which Gaulhofer calls “G50”. That lets through 78% of of visible light, but only 4% of UV, and 58% of “solar heat”. Blocking the UV is important since it means artwork won’t fade, but we’re not sure how it will affect our plants. We use that same glass on the roof and on our kitchen window in front (the other locations where security might be an issue).

The top three floors we use a fairly aggressive glazing (Gaulhofer’s G23) since, unlike the lower windows, there will be no shade and it’s a south exposure (the deck shades the tenant, and the pergola will shade the parlor floor). G23 only lets through 61% of visible light which explains why Dan feels like he has sun glasses on in those rooms. Like the G50 glazing it only transmits 4% of UV, and solar heat gain is a lower at 42%.

Thing is, the sunglasses effect would actually be worse with American-made windows. For example if you look at Marvin Windows (considered the best big American window company), a PDF on their site shows their windows typically only transmit 40 to 50% of visible light. A few get up to 57% but those are somewhat inefficient windows that don’t qualify for tax credits. Our most aggressive glazing transmits more visible light than Marvin’s least aggressive glazing, and some of our windows transmit twice the light of some Marvin window.

Because Marvin blocks so much light, they also block more “solar heat” – typically only 18 to 33% of solar heat gets through a Marvin window. That difference between the manufacturers reflects the difference in their markets. Most of the US is hot and bright in comparison to Austria and northern Europe where most Gaulhofers are installed. Gaulhofers excel at insulation (the “U Factor”) which is the critical component in a cold climate. So our energy bills would be lower if we had gone with Marvin, but that just is what it is – we like the trade off we made and prefer more visible light transmission.

The sunglasses effect is only really an issue for us because we’re now accustomed to the house with no windows. If we had only known the house with windows installed we probably wouldn’t have noticed it. But the glazing you choose for your windows does make a difference both in your energy bills and your experience living in the house (how much light you have in your rooms) – so choose carefully.

One thing I should add… You may think “we live in a fairly cold climate, wouldn’t solar heat gain be a good thing since it reduces winter heating bills?” I thought the same thing, but the bottom line is electricity for A/C is far more expensive than gas (or oil) for heat, so you should favor lower SHGC values.

And another thing – if you research it you’ll find recommended values for NYC, but they’re averages. Realize that the north side of your building will only get light in the morning. SHGC just isn’t important for north facing windows. The U-factor (good insulation) is far more important for north facing windows. So go for low SHGC for south facing windows and high U-factors and high VLT (visible light transmission) for north facing windows.

Back Of The House Looking More Complete

Nearly all the windows are in now and the back of the house is looking more complete. Here’s a before picture…

Before shot of the rear of our Harlem townhouse shell

And here’s what it looks like now (in dim light and bright light)… We’re still getting used to the color Dan picked for the rear windows.  😉  In bright light the color is so bright it almost glows. In dim light it’s just cheery. While I probably would have chosen a more conservative color, in a city where everything gets dingy and dirty, I sorta like the brightness.

back of renovated townhouse in dim light back of renovated townhouse in bright light

Needless to say a HUGE improvement over where we started. It’s still not the final look though. We’re adding a deck with a pergola plus fall protection bars on the windows, and a roof deck railing. Here’s the drawing for the deck and pergola…

Deck with pergolaThat’s just 4 of the 5 stories (6 if you count the cellar, 7 if you also count the windows in the bulkhead at the roof deck). Here’s the entire wall from a different perspective – you can see where the deck will go…

Back of townhouse with new windows in place

The dividers in our tilt-n-turns do make your mind think double hung – so that part is true to the objective, though I still wish we didn’t have to have the dividers.

[If you’re wondering, parts of back wall (to the right in the pictures above) still need to be power washed. Long story, but it wasn’t completed when they did it the first time.]

Otherwise there are huge stacks of sheetrock in our place at the moment…

Piles of drywall in a townhouse under renovation

But before they can start putting drywall up they need to finish off all the little stuff – electrical, plumbing, low voltage wiring, etc.