Prospect Heights Brooklyn — Townhouse Renovation

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

Many New York City renters desire apartments with prewar charm but often find such properties beyond their budget, leading them to settle for more modern, featureless units. However, there are numerous renter-friendly interior design techniques that can infuse vintage appeal into a contemporary apartment. This challenge was recently addressed by Barry Bordelon and Jordan Slocum, known as the Brownstone Boys, who have extensive experience renovating 20 brownstone properties in Brooklyn and have been featured on HGTV and The Magnolia Network. They also have a new book and are partners in both their professional and personal lives. Bordelon and Slocum undertook their first interior design project outside of brownstones, working on studio and one-bedroom model units at 595 Dean St., a luxury rental development by TF Cornerstone in Prospect Heights. While they typically blend old and new elements to upgrade historic homes, for this project, their goal was to introduce vintage details into new construction, which they noted already possessed more character than standard new developments. Their work focused solely on cosmetic enhancements, such as lighting, paint, and molding—simple, affordable projects easily replicated by renters. Bordelon mentioned they spent a total of $3,000 on materials for both model units, emphasizing that no permanent alterations were made. Remarkably, the units were rented quickly, with the new tenants choosing to retain the installed decor. Their design tips for achieving a prewar aesthetic in a rental include several key areas. First, changing light fixtures can significantly transform a space, particularly replacing generic builder-grade lights. They suggest affordable flush-mount fixtures or schoolhouse-style lighting. While electrical work can be done by a competent individual, caution is advised, and professional help from a super, handyperson, or TaskRabbit is recommended for safety. Second, adding a ceiling medallion—a common prewar decorative element—can elevate the look. Modern medallions are available in lightweight materials like foam or PVC, with two-piece versions simplifying installation as they don't require removing the existing light fixture. Third, the Brownstone Boys advocate for using warm colors and textures on walls. They employed limewash paint with visible brush strokes and a pinkish-brown shade called "Dead Salmon" by Farrow & Ball. They challenged the conventional wisdom that dark colors make small spaces feel smaller, arguing that they add character and moodiness. Renters considering painting should always consult their landlord, as some may require repainting to the original color at the end of the lease. They also creatively used glossy black peel-and-stick tiles to add drama to an interior column. Fourth, incorporating moldings such as crown molding, picture frame molding, and chair rails can add substantial character to a room. These are relatively easy to install and can also serve functional purposes, such as defining paint borders. Additionally, swapping out modern cabinet hardware and doorknobs for vintage pieces offers another simple way to enhance the prewar feel. Finally, drawing from a different project, they suggest installing a vintage mantelpiece to mimic a fireplace, creating a historic focal point. Affordable mantels can be found at salvage yards like Big Reuse or The Demolition Depot, or online. They advise not to be deterred by painted marble mantels, as the paint can be stripped to reveal the original stone, a task that can be done DIY or by hiring a professional for a few hundred dollars. These design strategies demonstrate how renters can introduce classic charm into their modern apartments without permanent changes, aligning with landlords' requirements and budget considerations. The Brownstone Boys’ approach emphasizes creativity and resourcefulness in transforming ordinary rental units into spaces with distinctive prewar elegance. #RentalRenovations #PrewarDesign #InteriorDesign #DIYHomeImprovement #NYCRealEstate #BrownstoneBoys #HomeDecor #BudgetRenovation #VintageStyle

This blog post highlights a meticulously renovated townhouse located at 132 West 81st Street on Manhattan's Upper West Side. Originally built in 1887 and designed by architect Edward J. Webb, the property has undergone a complete redesign by Alison Downey of Downey Interiors. Situated near Central Park, the American Museum of Natural History, and various shopping and dining establishments, the 7,000-square-foot home boasts six levels of luxurious living space. It features five bedrooms, four full bathrooms, and four powder rooms, complemented by a range of modern amenities. The residence is distinguished by its extensive outdoor spaces, including a south-facing, bricked garden with a herringbone pattern, suitable for gardening. A significant feature is the handsomely equipped rooftop deck, offering multiple seating and dining areas, cedar fencing, new roof tiles, and provisions for water, electricity, and a sound system, designed for entertaining. Indoor amenities include an elevator, a home gym, a dedicated office, central air and heat, dual bars and laundry facilities, and comprehensive water filtration, intercom, and security systems. The home integrates Savant smart-home technology to manage built-in speakers, automated lighting, and door entry. Architectural details throughout the townhouse preserve its historical charm while incorporating modern comfort. These elements include a circular staircase, pocket doors, oak flooring, wall sconces, crown moldings, stained glass windows, and a backyard fountain. The blog post emphasizes the spacious and inviting staircase landings, suggesting them as ideal spots for relaxation. A floor-by-floor tour begins with an elegant reception gallery featuring radiant-heat stone floors in a black and white pattern, leading into a newly designed, fully custom eat-in kitchen. This kitchen is equipped with an oval-shaped island and breakfast bar, a large walk-in pantry, handcrafted wood cabinetry with task lighting, soapstone countertops, a tile backsplash, and high-end appliances, including a Sub-Zero refrigerator/freezer, a Viking six-burner range, and two ovens. The basement level contains the gym, ample storage, a powder room, and a custom laundry room with built-in cabinetry. The parlor floor is designed for entertaining, offering an open-plan layout with a spacious living room featuring a gas fireplace, a wet bar, and nearly 11-foot ceilings. French doors in the south-facing dining room open onto a balcony with a stairway leading to the backyard garden, facilitating indoor-outdoor flow for gatherings. The third level comprises two large bedrooms, one currently configured as an office, while the floor above features two more en-suite bedrooms, each with marble and tile bathrooms. The primary suite occupies the entire fifth floor, presenting a large bedroom, a custom dressing room, and a new bathroom with a separate shower and tub, and a dual sink vanity. This level also includes a wet bar with a full ice maker and an under-counter refrigerator. A notable advantage of the townhouse's location is the low scale of surrounding blocks, ensuring that the rooftop deck remains open, private, and bathed in natural light throughout the day, enhancing the property's appeal. #UpperWestSide #ManhattanRealEstate #LuxuryTownhouse #HomeRenovation #RooftopDeck #SmartHome #ArchitecturalDetails #InteriorDesign #NewYorkCity #HistoricHome

Sybil Domond, owner of the boho-chic shop People of 2morrow, and Dan Lessin, owner of the Williamsburg nightclub Bembe, discuss their Greenpoint townhouse. The couple undertook a gut-renovation of the property, transforming it into a warm and inviting home characterized by vibrant colors and ample natural light. They reside on one floor with their five-year-old daughter, dog, and cat, while renting out the lower floor through Airbnb. Domond shares insights into their living space, revealing that they have called their current residence home for eight years. She particularly appreciates the high ceilings, exposed brickwork, and custom wood-framed French-style windows, highlighting these as favorite features of the house. When considering potential improvements, Domond indicates that increasing the square footage or overall size of the home would be her primary change. Visitors frequently comment on the custom wood-framed French-style windows upon entering the home, which stands out as a distinct architectural element. The couple's design philosophy is rooted in "up-cycling to create a worldly, earthy environment," emphasizing sustainability and a globally inspired aesthetic. Domond considers her "choice of expression" to be her most treasured possession, underscoring a value for personal freedom and creativity. The couple enjoys hosting dinner parties and sharing their space with family and friends, indicating that their home is a hub for social gatherings and connection. Domond's favorite spot within the house is the daybed area, suggesting it serves as a comfortable and perhaps tranquil retreat. She defines a house as a home based on "the love we put into it," emphasizing the emotional investment and personal touch that transforms a structure into a living space. Regarding their Greenpoint neighborhood, Domond expresses admiration for the residents' constant creative expression. However, she notes that if she could change one aspect of the neighborhood, it would be to foster greater diversity. Her happiest memory in their home revolves around witnessing their daughter grow up within the house they meticulously built, highlighting the familial and personal significance of their living environment. The discussion provides a glimpse into the couple's personal values, design preferences, and their experience of creating a home in Brooklyn. #GreenpointTownhouse #UpCyclingDesign #BohoChic #CustomWindows #BrooklynHome #InteriorDesignPhilosophy #FamilyHome #SustainableDesign #DaybedArea

Installing whimsical furniture accents like swings, hanging chairs, or hammocks, or practical items like pull-up bars, in a New York City apartment presents unique challenges and considerations, primarily due to building regulations and structural integrity. Before proceeding with any installation, it is crucial to obtain permission from the landlord, co-op board, or management company, as many buildings in NYC have strict rules against anchoring items into concrete ceilings or walls due to safety concerns and potential structural impact. While brownstones and houses may offer more flexibility, apartment buildings, particularly those with concrete construction, are often more restrictive. Expert opinions from professionals such as Jeffrey Streich of Prime Renovations NYC and Walter Marin of Marin Architects highlight the difficulties associated with such installations in NYC. They emphasize that while some installations are feasible in brownstones with higher ceilings and different construction materials, concrete buildings pose significant obstacles. Streich notes that most buildings prohibit anchoring into concrete, and Marin points out the distinction between 'live load' (dynamic movement like a swing) and 'dead load' (static weight like a hammock), both of which require different structural support considerations and entail safety issues. Dan DiClerico, Home Expert & Smart Home Strategist at HomeAdvisor, advises that approval is generally required when the installation involves the building’s structure, including ceiling joists and wall studs. If permission is granted and one proceeds with a swing or hammock installation, careful planning is necessary. The chosen location must provide ample space for movement – several feet in front and back, and about a foot on either side. DiClerico also warns against DIY attempts without proper knowledge, as improper anchoring can lead to structural damage or serious injury. For those unsure of their capabilities, hiring a professional handyman, costing between $150 and $200, is recommended. For swings, Streich describes a method involving mounting wood cladding to the concrete ceiling, securing the swing mounts with concrete nails, and finishing with a layer of sheetrock, similar to hanging a heavy chandelier or cabinets. For hammocks, a similar process is applied to walls. DiClerico outlines a DIY process for hanging hammocks or swings: first, locate a ceiling joist, ideally two-by-eight inches, using a stud finder. Mark the joist edges and install mounting hardware, such as six-inch eye hooks, in the center of the joist. Attach S-hooks to the eye hooks and then loop the chain or rope of the hammock or swing. Pull-up bars are generally simpler to install, typically positioned inside a doorway. DiClerico recommends ensuring the bar is securely anchored to the two-by-two-inch framing studs behind the door jamb using the provided hardware. For wall and door bar installations, standard two-by-four-inch wall studs are usually sufficient. For individuals seeking the aesthetic or functional benefits of suspended seating or exercise equipment without the hassle of structural modifications or seeking approval, frame-supported hanging chairs or hammocks are an alternative. These options require more floor space but bypass the need for ceiling or wall anchors. Similarly, many pull-up bars on the market do not require drilling, offering a less intrusive solution. Ultimately, the feasibility and method of installation depend heavily on the type of building, its structural components, and the regulations set by management or ownership. #NYCRealEstate #ApartmentLiving #HomeImprovement #DIYHome #InteriorDesign #RenovationPermits #BuildingRegulations #SafetyFirst