Brownstone Renovation in Prospect Heights Brooklyn

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

The article details a Brooklyn homeowner's experience renovating the neglected back terrace of his 1882 Bed-Stuy brownstone. This project, undertaken during the pandemic, transformed the outdoor space into a functional and aesthetically pleasing extension of the home, specifically connected to the kitchen via a NanaWall glass folding-door system. The renovation addressed an initial oversight from the main house renovation, where budget constraints prevented the terrace from being updated. The project exceeded its initial $15,000 budget by about 50 percent, a common occurrence in renovations. This 'project scope creep' included additions like a mini-fridge, which necessitated dedicated electrical wiring and extra outlets for outdoor lighting and electronics, adding approximately $1,000 to costs. Despite the increased expense, the author notes the high value of outdoor space in New York City, especially post-pandemic, citing a real estate broker's estimation that the new terrace could increase the home's market value by $75,000, suggesting a significant return on investment. A key design choice was the installation of hardwood floating deck tiles from DeckWise, specifically 20-inch-square ipe tiles costing $3,000. This floating system offers a sleek, high-end look and practical benefits, as tiles can be easily lifted to address potential leaks, a past issue for the home. While the diagonal arrangement of these tiles to mimic the kitchen's parquet floor added about $1,000 in labor costs for intricate cuts, it enhanced the visual integration of the indoor and outdoor spaces. Other small design changes, such as replacing concrete finials with bluestone caps and simplifying the railing design, contributed to a more refined aesthetic, allowing the railing to recede and providing functional surfaces for entertaining. The use of natural hardwood tiles, while visually appealing and matching the interior floors, requires annual cleaning and sealing to maintain their rich color, unlike lower-maintenance synthetic decking materials. A significant splurge was a $10,000 professional-grade DCS gas grill and matching fridge. The grill, built with heavy-duty stainless steel, is durable enough for year-round outdoor exposure and includes features like built-in LEDs and a rotisserie burner. The accompanying soapstone countertop on the fridge provides a useful work surface. To enhance privacy from neighboring terraces, the renovation included built-in planters, clad in the same ipe tiles as the deck. These planters, filled with ornamental grasses, flowering plants, and evergreen shrubs by a garden expert, create a living privacy screen that adds year-round color and interest. The total cost for the plantings was about $700. Given the south-facing orientation of the terrace, shade was a crucial consideration. An automated awning, featuring Para Tempotest fabric with a striped pattern, was installed to provide protection from the sun, making the space usable during hot summer months. The awning also serves as a design element, with its fabric matching the chaise lounge cushions. Storage solutions were incorporated with a five-foot-long storage bench, faced with ipe deck tiles, situated under the NanaWall window. This bench provides a discreet space for gardening tools, cleaning supplies, and other items, reducing clutter and offering additional seating for guests. Finally, the homeowner emphasized the importance of proper scale for outdoor furniture. Collaborating with RH Interior Design, which offered free consultations, led to the selection of a 48-inch round dining table, an appropriate size for the space and family's needs, paired with existing antique chairs and a matching chaise lounge. The furniture cost approximately $4,000. The renovation's most profound lesson was the enhanced connection to nature, even when indoors, demonstrating the terrace's successful integration as an extension of the living space. #TerraceRenovation #BrownstoneLiving #OutdoorSpaceDesign #NYCRealEstate #HomeImprovement #DesignArchitecture #FloatingDeckTiles #OutdoorKitchen #GardenDesign