Brownstone Boys Reno: Construction Surprises

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