Progress On Parquet Floor & Stairs

Our contractor has been making progress on a few things the past week. The parlor floor was sanded, and stained with 5% white Monocoat – it will get the first two coats of sealer tomorrow.

living room parquet

We went with a basket weave sort of pattern in the living room and dining room. It’s a pattern I found by surfing the Internet – not sure what the proper name of it is…

basket weave parquet

We like it because it makes the room feel wider. We were afraid if we went with the standard linear pattern it would make the parlor floor feel like a bowling alley. We do have a standard linear pattern in the kitchen, but since it doesn’t go the whole way so it looks fine.

One thing that we have been a little ambivalent about is the color variation – we were expecting less variation. The 1930s apartments that we’ve been living in for 15 years now have pretty consistent floors – but the wood was higher quality back in the 1930s because it came from older trees. These days the engineered floors are so highly processed they have consistency of color, but “real wood” isn’t as high quality as it was back in the day. If I had it to do all over again I might get “clear grade” instead of “select grade” even if I had to go down to flat cut (from quarter/rift sawn) to get the better, more consistent grade of wood. We’ve also heard bleaching the floors can make the color more consistent – but we didn’t think seriously about that until after it was too late. Still, I think what we have is pretty good and it does seem more consistent once it’s sealed.

The other thing that’s progressing is the staircase in our unit. The top flight has been painted white…

white steel

And they’ve been working on the treads. Quite a few of them have been stained and will be sealed soon…

stair treads stained

We’re going with flat cut on the top two flights of stairs and quarter/rift on the lower two flights. They’re starting from the top down, so what you see is the flat cut treads.

You can see some of the variation I’m talking about in those treads – there’s one against the wall and another in the second big panel that are pretty dark except a strip down the edge that’s quite light. They still look pretty cool though.. 🙂

The contractor has also started putting the kitchen cabinets together – seeing them go in is yet another thing that makes the house feel like it’s “getting there”. Pictures of that soon…

Dan’s Dirty Studio Gets Dirty

One thing that’s being worked on at the moment are the final steps for the staircase. Finding wide plank white oak has been a challenge. Each tread is 11 1/2″ or 12″ by 36″ by about 1 3/4″. There are 60 treads plus there are platforms at each corner which are the same idea with multiple pieces stitched together. Needless to say we had to buy a lot of pretty prime wood. They’ve got it all cut up and sanded…

wood stair treads

In the process of cutting up all that wood sawdust was flying everywhere. There was so much sawdust being created that it has literally coated the walls of the dirty studio where they were doing the work…

dirty studio wall

The T is one of the workers starting to write his name on the wall with the air pump… They also wrote more mundane things in the sawdust on the walls…

'hello' in sawdust on wall

Today the contractor discovered that the stairs aren’t square. Blame it on the foreman he had on the project initially, or blame it on the guy who fabricated the stairs, or blame it on the contractor himself for not double checking things – but the end result is that the stairs are pretty obviously out of square.

stairs not square

[Then again, the building isn’t square either – it’s bigger in the rear than in the front.]

So that means they have to make things that aren’t square appear to be square – which is more difficult than it should be, but the guy working on it is up to the task.

After they get things cut so they appear square, they have to stain and seal all those boards. Meanwhile another guy is painting all the steel white…

Ryan painting stairs

He’s actually a guy who I’ve had working for me sporadically for 3 years now. Good guy, but very afraid of heights. In the picture he’s about 40 feet up off the parlor floor. He said it was the scariest thing he’d ever done (which is why he’s wearing a harness)…

I’m pretty sure that’s just primer – so they’ll have to come back in and do it all again with the final coat of white.

Insuring A Townhouse Is Expensive

[UPDATE: Our agent hadn’t put in the discount for being fully sprinklered, so I’ve updated the numbers to reflect that now that we know the true price…]

Since we’re coming to the end of construction as well as the one year mark on our Builders’ Risk policy we’re converting over to traditional homeowner’s insurance – and it’s a lot more expensive than I expected it to be. But admittedly I hadn’t researched insurance properly…

I had a little sticker shock when our insurance agent (David Bodansky – david@zamzok.net, 212-561-8990) told me the new homeowner’s policy was going to run $6,400 (with Chubb as the insurer). So I called GEICO (where we have auto insurance) and was told their policy was going to cost $5,800. It was a bit of an apples and oranges comparison but it seemed Chubb was just a little more expensive – but Chubb is Chubb – the best insurance company out there.

At the end of the day GEICO would insure the building for $1.087M (125% of $870K “base”) with $609K of coverage for personal property and $500K in liability coverage. Problem is, if it was a catastrophic loss, I don’t know that we could rebuild everything for $1.087M – it would be tight. That coverage cost $5,800/year with a $1,000 deductible and (I think) $5,400/year with a $2,500 deductible. They then would charge $400/year for another $1.5M of umbrella coverage for a total liability coverage of $2M. So GEICO’s total was roughly $5800/year with a $2,500 deductible.

I had our agent redo the Chubb quote with an umbrella policy and auto (so structured more like the GEICO quote). Chubb will insure the building for $1.4M – so plenty to cover a catastrophic loss. Liability coverage was quoted at $500K. The cost of that was $5,700 $5,050/year with a $2,500 deductible or $5,450 $4,800/year with a $5,000 deductible. So Chubb cost about $350/year more LESS than GEICO, but AND it had more coverage ($1.4M instead of $1.087M). But Chubb charges $700/year for a $2M umbrella (compared to $400/year for $1.5M with GEICO).

Needless to say, we’re going to go with Chubb even though it’s $600/year more expensive. It’s $50 less per year and we get $300+K more coverage on the building, $500K more liability coverage, and we get the Rolls Royce of insurance companies.

Our agent said he had done similar quotes for another client and Travelers also came out more expensive than Chubb. So it seems that townhouse insurance just runs a bit under $6K/year. I’m not happy it’s that high, but it is what it is… There might be cheaper insurers out there, but I can’t imagine fighting with cut rate insurance company over a million dollar claim.

The whole question of how much umbrella coverage to get was a big question… After researching it online I’m still not 100% certain $2.5M is sufficient – but it probably will be. One thing I do know is that we’ve been under insured for a while now. We should have gotten an umbrella policy a long time ago. Better late than never, I guess…

I should also mention that the Allstate insurance agent on 116th Street in East Harlem booked an appointment to sit down with me and only after I got there did she tell me that Allstate doesn’t write homeowner’s insurance in the 5 boroughs. If she had told me that upfront it would have saved me over an hour of traveling down and back to meet with her. (Grrrrrr…)

Change Requires Participation

“Beating Upwind” is sailing into the wind – it’s hard work, but there are times when it’s necessary to accomplish your goal. At one point I thought when the house was done we could relax and do some downwind sailing (so to speak). And yes, things will get more relaxed and less crazy once we’re settled, but as we get to know Harlem we realize there’s more work to be done. Harlem is at a cross roads – schools are starting to improve, more and more gentrification is happening, bars restaurants and shops are getting better, but there’s still more to do…

community board 10Along those lines my partner Dan has thrown his hat into the ring and is trying to get onto Community Board 10. As you can see in the map to the right CB10 goes pretty much straight up from Central Park – it quite literally is Central Harlem. Our neighborhood, Mount Morris Park is the in the lower part of CB10’s territory – around the notch on the eastern side.

The community board is pretty badly broken and one of the things in Harlem that needs to be fixed. If you go to a board meeting you’ll see just how big of a mess it is. Much of the thinking on the board seems to reflect the failed policies that have kept Harlem a depressed area with a relatively high crime rate, lackluster schools, etc.

To change things people have to get involved (problems rarely fix themselves). Dan’s running instead of me because he’s better suited to being on the community board than I am. Where I can be a bit standoffish until I get to know someone, people generally really like Dan when they first meet him. He’s also more of a consensus builder – he genuinely wants people to get along and see eye-to-eye. But when push comes to shove he’s got a backbone and when a line needs to be drawn in the sand, he draws it and stands his ground.

Dan Wong in a construction site

Here are some of the issues we’re concerned about… I say “we”, ’cause Dan and I agree 95% of the time and I’ve agreed to attend meetings with him to ease his misery.

  • Crime in Harlem is unacceptably high.  Specific things we’re disturbed by are:
    • The rate (per 100,00 residents) in Harlem is generally more than double what it is in Inwood & Washington Heights or even East Harlem south of 116. On top of that there’s been essentially no reduction in crime 10 years in Harlem, while other precincts have brought down the crime substantially during that time.
    • We don’t feel NYPD is aggressive enough in combating drug dealing – there’s always a drug dealer available somewhere in Harlem. Given the number of drug treatment facilities in the neighborhood, the combination of lots of addicts and readily available drugs has predictable outcomes.
    • We don’t feel NYPD is trying hard enough to get rid of the dirt bikes and ATVs that disturb the peace and safety in the neighborhood on warm days.
    • We’re not happy with NYPD’s relationship and interaction with the community – they haven’t built trust with residents.
    • We support Stop & Frisk, but are not happy with how it’s implemented. We want to see NPYPD use “Courtesy, Professionalism & Respect” when they stop people.
  • Development in the area needs to favor owner-occupied units and quality construction. Owners generally care more about their communities than renters. And if something is constructed poorly, people will treat it poorly. We want residents to have a sense of ownership and take pride in their homes and in their neighborhood. When people care it makes a huge difference.
  • Shops, Restaurants & Bars are needed to support the growing demand of the middle and upper income people moving into new condos, higher end rentals, and renovated townhouses.
    • You can never have enough high quality grocery stores, bake shops, coffee shops, etc.
    • The community board approves liquor licenses and some members of CB10 have been trying to have Harlem bars close two hours earlier than anywhere else in the City – which will really dramatically slow the growth of interesting places to hang out in the neighborhood.
  • Schools in Harlem need to improve. This is a bit of a touchy issue since there’s a high concentration of charter schools in Harlem. Dan’s actually a big advocate of public schools since many of his students at CityTech (CUNY) come from public schools. Part of his job at CityTech is evaluating high school graphic design curricula. He sees how hard the public school teachers work and understands that they need more support in order for them to improve. He even testified on behalf of The High School of Graphic Communication Arts which was one of the schools spared from the latest round of closures. At the same time I sort of like how the charter schools are holding public school’s feet to the fire – showing how miserably the public schools have failed some students – that the problem isn’t the students, it’s the schools.

There’s a lot of other issues I could go into, but those give you an idea of where we’re coming from…

It’s not like the community board will change over night because Dan gets on it – if he gets on he’ll be one of 50 people on the board. But CB10 won’t change at all unless people like Dan get involved. I’m sure there are already some great people on the board – there just need to be many more.

I, meanwhile, have already started working with some of the people from the Mount Morris Park Community Improvement Association on issues around our immediate neighborhood that require attention. More on that later…

So if you’re planning on moving to Harlem – think about how you can better the community once you get here. If enough of us participate, we can make things better.

Clerestory Windows Went In Today

In the past week the things that have been happening haven’t been all that photogenic – skim coating is something you have to experience in person, wood floors is just more of the same, etc.

But one thing that’s new and different is that the clerestory windows were put in today – and we’re liking them a lot…

clerestory window 3rd floor

The windows let in light from the bulkhead (“light scoop”) on the roof. The one above is on the 3rd floor and lets light into the den / TV room. Light actually goes both ways – in the mornings the morning light hits the front of the building and light goes from the rooms into the stairwell.

The clerestory window on the top floor is actually quite tall and lets in tons of light in the early afternoon (almost too much light)…

clerestory windows 4th floor

Because the wall is a fire wall with a 1 hour rating, the glass has to be fire rated as well. We had two options – spend $5,000 for special clear fire rated glass, or spend $900 and get wire glass. Spending $4,100 for clear glass didn’t make sense to us, so the glass is wire glass…

clerestory window with wire glass

The wires don’t really bother us. We were mostly concerned about the frame – we wanted it to be really minimal – we’re happy in that respect…