The Insider: Extension, Kitchen Transform Crumbling Prospect Heights Brownstone

Renovating the back of a New York City brownstone or townhouse by replacing the rear wall with a wall of windows, often called "blowing out the back," has become a popular modern update. This project aims to integrate the interior and exterior living spaces, bringing more natural light and a sense of expansiveness into the home. While the iconic traditional facades of landmarked buildings must remain untouched, interior and rear-facing renovations offer opportunities for significant transformation. This type of renovation is extensive and often involves adding square footage through an extension. It requires structural changes to load-bearing walls, necessitating adherence to building codes and extensive Department of Buildings (DOB) approvals and permits. Architects and structural engineers collaborate to create plans, and the process involves temporarily shoring up upper levels while lower supporting structures are removed. The larger the opening, the more substantial the new support, typically steel beams or posts, which adds to the cost and complexity. Navigating the city's administrative maze for permits and inspections is a significant aspect of the project, often requiring an independent special inspector to ensure safety. Adding an extension is a common goal for townhouse owners seeking more space. However, zoning laws impose restrictions based on property "bulk," including a minimum rear yard depth of 30 feet and floor-area ratio (FAR) limits. Existing properties that predate these rules may be grandfathered. The building code also mandates non-combustible materials within three feet of property lines, often leading to the use of concrete block for addition sides and metal framing or a combination of brick and steel for the back, depending on architectural goals. Extensions can, however, reduce light in the middle of floors, leading some owners to opt for glass walls on the original footprint instead. Extensions can add several months to a project, particularly in historic districts. For properties in historic districts, plans must be submitted to the Landmark Preservation Commission (LPC) for a “certificate of appropriateness.” While enlarging existing windows can often be approved at the staff level, extensions may require a full commission review, which includes public feedback from neighbors. Scrutiny is generally less intense for rear-facing renovations compared to front facades. Architects often aim for a distinctly modern design for additions to differentiate them from the original structure, though historically sensitive designs can also be approved. The LPC often looks for a visual relationship between new openings and existing upper-floor windows. Costs associated with this renovation include fees for architects, engineers, contractors, and permits. The price of doors and windows varies significantly, with high-end sliding doors or steel-and-glass systems costing substantially more than standard options. Custom manufacturers like Dynamic Architectural Windows & Doors offer diverse product lines, while more budget-conscious projects may use off-the-shelf solutions. Glass quality also impacts cost; for instance, Ultra-Clear Glass is clearer but more expensive, and fire-rated glass is required if too close to an adjacent building. Increased energy needs for heating and cooling are also a consideration due to the larger glass surfaces. Adding a terrace or deck off the second floor provides direct access to the yard, which can be particularly beneficial for separating living spaces or rentals. However, a parlor floor deck can block light to the ground floor. Non-combustible materials, such as steel grading, are often required for structures within three feet of property lines, which can allow light to filter to lower levels. Design options for the rear facade are diverse, with the multi-pane metal grid panel being a popular choice for its modern aesthetic and compatibility with existing windows in landmarked areas. Other options include oversized single windows, various window-and-door styles with different mullion thicknesses, and wood systems resembling tea porches or oriel windows. While most attention is often given to lower floors, expanding windows or adding terraces on upper floors can also enhance private spaces, though budget considerations typically prioritize the most used areas of the home. #NYCRealEstate #BrownstoneRenovation #TownhouseDesign #ArchitecturalDesign #HistoricDistrict #LandmarksPreservation #BuildingPermits #HomeImprovement #StructuralEngineering #GlassWalls

Ruth Rengasamy, who grew up in a rammed-earth home in Melbourne’s Yarra Valley, always appreciated its natural insulation, which kept the house cool in summer and warm in winter. Her parents built the home themselves using a handbook, inspiring her with the unique qualities of rammed earth. Rammed earth is a building material composed of natural raw materials like earth, chalk, lime, or gravel. When Ms. Rengasamy and her husband, Raja, decided to renovate their dilapidated California bungalow in Brunswick, Melbourne’s inner north, they were determined to incorporate rammed-earth walls. Architect Steffen Welsch of Steffen Welsch Architects was enthusiastic about the idea, noting that rammed-earth homes offer a strong sense of shelter and protection from the outside world due to their solid construction. The renovation involved demolishing an old lean-to at the rear of the bungalow to make way for a new extension featuring the rammed-earth walls. The earth for construction was sourced from a nearby quarry and mixed with lime for added stability. Mr. Welsch emphasized the contextual and environmentally friendly nature of using local earth, as its color reflects the region, and the process has a lower environmental impact compared to concrete production. These walls contribute a raw beauty and natural texture to the extension, which houses the main bedroom, a study, a laundry, and the kitchen, meals, and living areas. Beyond the unusual materials, the extension's curved shape also stands out. Ms. Rengasamy explained that they wanted to avoid a standard box-shaped extension. Since the backyard faces south, a curved design was adopted to maximize morning light. This design successfully brings ample morning sunshine into the home. The front of the house also underwent a significant renovation. The bungalow was in poor condition and had lost much of its original character. Although the couple considered tearing it down, they decided against it to preserve the streetscape, as a row of matching bungalows lined the street. The house was restumped, and the original weatherboards were replaced. Mr. Welsch also redesigned the front to connect the home more effectively with the neighborhood, adding French doors to the front spare bedroom for easy access to the front yard. The revamped house now offers distinct spaces for children, guests, and parents, along with communal and transitional zones. The change in flooring from timber in the older part of the house to polished concrete in the new extension visibly marks these different areas. The kitchen is a highlight for Ms. Rengasamy, featuring a large island bench, Corian countertops, and extensive outdoor views through numerous windows, including a curved bank of glass doors. She notes that the kitchen’s design makes cooking enjoyable and that the entire living area remains bright and cheerful even on dark winter days, fostering a sense of openness and connection to the outdoors. #BrunswickRenovation #RammedEarth #SustainableDesign #ArchitecturalInnovation #HomeExtension #CaliforniaBungalow #NaturalMaterials #MelbourneRealEstate

This article provides a recap of an episode of HGTV's "Bargain Block," featuring personal and professional partners Keith Bynum and Evan Thomas as they undertake two distinct renovation projects in Detroit. The duo is committed to revitalizing neighborhoods one block at a time, often tackling properties in severe disrepair. The first project highlighted is a small Northwest Detroit house, approximately 700 square feet with two bedrooms and one bathroom. The house was purchased for $4,000 and was in deplorable condition, characterized by trash heaps in every room, a hole in the living room wall, and severe water damage due to a lack of gutters. The yard was also heavily overgrown. Bynum and Thomas initially set a renovation budget of $45,000 with a target sale price of $85,000, aiming for a $36,000 profit. Bynum envisioned transforming it into a "Zen House" with soothing warm tones, sleek tiling, and natural wood accents to create an understated and serene atmosphere. However, the renovation encountered significant challenges. They discovered a carpenter ant infestation on the exterior and widespread mold inside the walls, necessitating extensive replacement work. These unforeseen issues caused the renovation budget to escalate to $60,000, ultimately reducing their projected profit to $21,000. Despite the reduced profit margin, Bynum expressed determination to continue rehabilitating homes in the area, stating their commitment to finishing what they started on that block. The second project is a duplex, featuring two bedrooms and one bath on each floor. Unlike their usual practice of flipping homes, Bynum and Thomas intended to retain this property as a rental to secure a stable monthly income. They acquired the duplex for $25,000 and allocated an $80,000 renovation budget. This project also faced unexpected complications when they discovered the property was not legally established as a duplex. This structural issue would require installing separate electrical boxes, furnaces, water heaters, and HVAC units for each unit, adding considerable expense and complexity to the renovation. Consequently, work on this project, which Bynum affectionately named the "Dollhouse," was temporarily put on hold. While the house renovation projects faced setbacks, the partners redirected their efforts to another significant venture: preparing for the open house of their new showroom, Nine Design. This 1,500-square-foot space, located within a warehouse on Grand River Avenue, showcases Bynum’s original artwork and a collection of vintage secondhand furniture, reflecting his distinctive design aesthetic. The open house event reportedly received an overwhelmingly positive reception, further solidifying Bynum and Thomas's investment in their adopted hometown of Detroit. #BargainBlock #HomeRenovation #DetroitRealEstate #HouseFlipping #InteriorDesign #HGTVStars #PropertyDevelopment #SmallBusiness

The Noahs' residence in east Springfield, a 1970s foreclosure, underwent extensive renovation from 2011 to 2013, transforming a dilapidated property into a beautifully appointed home. The couple, Phil and Sharon Noah, were initially drawn to the property by its open ground-level floor plan and the captivating view from the top-floor balcony, even though the house was in a state of disarray. They embraced the challenge, seeking a project that would allow them to reimagine and personalize their living space. The renovation process was comprehensive, impacting every aspect of the house. The Noahs added new structures and dedicated countless hours over two years to the project, living in the home throughout the entire construction period. This commitment meant enduring dust and significant disruption, at one point even requiring a ladder to access their top-floor master bedroom. Their creativity was evident in their resourcefulness, as they repurposed materials from unconventional sources. For instance, terra cotta tiles, columns, and lighting fixtures from a former Macaroni Grill were integrated into a newly constructed gazebo and the kitchen design. The kitchen itself features Phenix marble countertops, unique for their embedded fossils, adding a distinctive natural element to the space. The lower level of the home was reconfigured to include modern entertainment amenities. Two existing bedrooms were converted into a dedicated home theater and a game room. The game room boasts a wet bar, ingeniously equipped with beer taps that Phil, a retired fire marshal, crafted from an antique fire extinguisher, reflecting a personal touch and a nod to his past profession. On the upper floor, the couple optimized their living space by transforming a former bedroom into a luxurious master bathroom and converting a loft area into a spacious walk-in closet, enhancing both functionality and comfort. For the interior decoration, the Noahs opted for a refined aesthetic, furnishing the entire house with European antiques, which contribute to a sense of timeless elegance and character. The extensive work and thoughtful design of their home will soon be showcased to the public as part of the 23rd Annual Cup O’Cheer Homes Tour. This event benefits Ronald McDonald House Charities of the Ozarks, offering attendees a glimpse into the Noahs' remarkable transformation project. Sharon Noah expressed her joy in decorating the house, particularly for Christmas, indicating her passion for creating a welcoming and festive atmosphere. The tour provides an opportunity for the community to appreciate the intricate details and the successful revitalization of the 1970s residence. #HomeRenovation #ForeclosureTransformation #OpenFloorPlan #InteriorDesign #DIYProjects #EuropeanAntiques #HomeTour #RonaldMcDonaldHouseCharities #SpringfieldHomes