Construction Update 09/28/2016

Windows – Crystal Windows/Marvel Contracting/East Coast Interiors

  • Completed Work: Install 5th & 6th Floor blinds
  • 2 Week Look Ahead: 7th floor sunshades

Structural Steel – BYN Ironwork

  • 2 Week Look Ahead: Delivery and installation of roof fence and rail. Delivery of steel post for Trellis.
  • Required Items: Install new open stair railings

Plumbing – TT Mechanical

  • Completed Work: Work in Cellar Gas line. 1st floor kitchen roughing. 5th floor kitchen sink preparation. Install 6th Floor kitchen sinks and escutcheon plates
  • 2 Week Look Ahead: Install sinks on 5th  Complete Gas Line in Building

Mechanical – Medley Air, Inc.

  • Completed Work: Thermostat installation on 6th Field measure 1st Floor Large Community Center – Phase 2
  • 2 Week Look Ahead: Thermostat installation on 5th P-TAC enclosures installation on 5th floors. Installation of bathrooms and corridors duct grills on 5th floors
  • Required Items: Awaiting mechanical room decisions for first floor west of auditorium.

Electrical – KGK Electric Corp

  • Completed Work: Work on risers and equipment for Mechanical Room on the 1st  Lighting roughing in 1st floor Community Center and Commercial Kitchen.  Completed 2nd Floor Roof Power for A/C units. Repowered 1st floor A/C units.  Installation of 6th floor Smoke Detector.  Installation of kitchen hood. Installation of kitchen under-cabinet light fixture.  Install light fixtures in front of elevator bank on 6th  floor.  Addressing FA Pre-test.  1st floor power for panel PP1B and mechanical equipment.  Disconnect roof panels.  Repowered convenience outlets in workout room.  Meeting between KGK/EME to address issues regarding Power/cables for RTU’s.
  • 2 Week Look Ahead: Complete boiler room punch list items. Installation of corridors lights fixtures on 5th & 6th Floors.
  • Required Items: Need to re-replace outlets in 1209 with tamper resistant – to be scheduled with ownership.

Carpentry – Procida Construction

  • Completed Work: Install of 5th Floor Entry Doors. Install of 5th floor apartment interior doors. Install of Kitchen Cabinets on 5th Install of apartment wood base on 5th floor.  Install 5th floor closet millwork.  Install apartment entry door hardware.  Install 6th floor doorstops.  Framing Door Cove in Boiler Room.  Install drop ceiling at 6th floor elevator section.
  • 2 Week Look Ahead: Lower transaction counter in Visions reception (needs to be scheduled with ownership).  Schedule removal of floor/glue in Arts & Crafts room #3 under kiln (to be scheduled with Visions via ownership).  Install bowling alley furniture – bolt down(awaiting confirmation from ownership on approval of layout).  Delivery of balance of 5th & 6th floors kitchen appliances.

Masonry and Concrete – Zaman Construction

  • Completed Work: Concrete pour for Boiler pit
  • 2 Week Look Ahead: Pointing 5th & 6th  Complete 2nd Façade punch list for 7 and 8 floors.  Boiler room out cove to begin.

Hoist – United Hoisting

  • Completed Work: Scheduled drop test hoist drop test for September 15
  • Required Items: Drop test every 90 days, maintenance as required

Tiling/Resilient Flooring – J&BB Tile Corp.

  • Completed Work: Installation of 6th floor corridor floor.  Install Hallway Vinyl Base.
  • 2 Week Look Ahead: Correct saddles as needed at apartment entries, 9-12 and 5-6.

Elevators – Kone Inc.

  • 2 Week Look Ahead: Awaiting fix of annunciator panel in both elevators – need CO and location approval.  Punch list on modernized elevators per report received 3/18/16.  Awaiting schedule of completion from Kone
  • Required Items: Travel distance for 2-stop (MRL); Verify in field.  Need custom elevator pads for modernized elevators

Scaffolding – Spring Scaffolding

  • 2 Week Look Ahead: Begin process to dismantle Scaffold September 20, 2016.

Cabinets – Brooklyn Woods

  • 2 Week Look Ahead: Provide appearance panels for H.C. kitchen sinks (floors 9-11)
  • Required Items: Check cabinet issue with 1216

Roofing – Famous Roofing of NY

  • 2 Week Look Ahead: Continue main roof installation following completion of Planter wall on main roof (and start of planter walls/main roof trellis)/

Fire Alarms – Simplex Grinnell

  • Completed Work: Complete Pre-test on 9/27

Countertops – LI Fabricators

  • Completed Work: Install of 5th floor kitchen countertops.

Painting – Pedro Mejias

  • Completed Work: Painting frame and doors on 5th Painting 5th floor apartments.

Low Voltage – MDU Security System

  • 2 Week Look Ahead: Install Nurse Calls, Pull Stations and Corridor Nurse Call Lights on 5th & 6th
  • Required Items: Need 5 additional plates for nurse calls, 7th floor (will order extra in anticipation of upcoming floors).

Storefront – Ellipse Architecture Metal and Glass

  • 2 Week Look Ahead: Install SF-05 & SF-08. Fabricate SF-04 & SF-13.
  • Required Items: Submit Compliance Documents.

Cleaning – Pedro Mejias Cleaning

  • Completed Work:  Clean 6th floor apartments.
  • 2 Week Look Ahead:  Clean 5th floor apartments.
Written by Comments Off on Construction Update 09/28/2016 Posted in Uncategorized

Construction Update 05/06/2016

Demolition – Procida Construction

  • Demo water tower roof
  • Began non-ACM demo on main roof
  • Compactor demo/removal complete
  • Complete demo on main roof (non-ACM)

Windows – Crystal Windows/Marvel Contracting

  • Hoist-way apartment windows installed 10th and 11th floors
  • 7th and 8th floor window screens and stops installed
  • 7th floor sunshades (scaffold bicycles/planks in the way and need to be moved)
  • Planks to be moved only after 7th floor pointing inspection has passed (will be moved to floor below)

Structural Steel – BYN Ironwork

  • Install new open stair railings

Plumbing – TT Mechanical

  • Trap installed for 1011 floor drain (trap confirmed for 811 floor drain; 711 drain will be installed when we have access to 6th floor)
  • Install floor drain trap for 1111 (need to open wall in 1011) – awaiting date/schedule from ownership
  • Open wall in 907 to verify trap installed for floor drain in 1007 apartment (awaiting schedule from ownership)

Mechanical – Medley Air, Inc.

  • 7th and 8th floor PTAC work completed, start ups complete
  • Continue 1st floor ductwork

Electrical – KGK Electric Corp

  • 7th and 8th floor light fixture installation complete
  • Apts 1018 and 1118 roughed in
  • Complete 718/818/1018/1118 hoist apartment finishes
  • Complete boiler room punch list items
  • Sign and seal as-builts for Fire Alarm inspection (once revised originals received from EOR after Simplex has completed them)

Carpentry – Procida Construction

  • Punch list items, 7th and 8th floors
  • Lower transaction counter in Visions reception (needs to be scheduled with ownership)
  • Schedule removal of floor/glue in Arts & Crafts room #3 under kiln

Bamboo Flooring – NJ Resources

  • 7th and 8th floor wood flooring installation complete
  • Repairs to 1212, 1210, 1209, 1111, 1120, 920, 903 due to PTAC leaks/other water infiltration
  • Install wood flooring, 718 and 818
  • Check hoist apartments 718/818 for level floors prior to installing wood flooring

Masonry and Concrete – Zaman Construction

  • Complete brickwork at 7th and 8th floor exteriors
  • Correct brickwork, floors 9 through 12, per architect’s report
  • Zaman represents that punch list items are complete – awaiting re-inspection by architect

Hoist – United Hoisting

  • Hoist winterized

Tiling/Resilient Flooring – J&BB Tile Corp.

  • Correct saddles as needed at apartment entries, 9-12
  • Continue tiling at open stair where possible
  • Complete cellar locker room tiling (floor throughout and bathroom)
  • Complete porcelain tile base in laundry room (behind machines)

Doors – Long Island Fireproof Doors Inc.

  • Doors and frames released for 5th and 6th floors

Elevators – Kone Inc.

  • 2nd elevator modernization complete – Inspection passed
  • Awaiting fix of annunciator panel in both elevators
  • Punch list on modernized elevators per report received 3/18/16
  • Awaiting schedule of completion from Kone

Scaffolding – Spring Scaffolding

  • Schedule dismantle of the neighbor’s roof protection

Cabinets – Brooklyn Woods

  • 7th and 8th floor cabinets delivered
  • Snack bar cabinets delivered
  • Provide appearance panels for H.C. kitchen sinks (floors 9-11) (7th and 8th floors complete and installed)

Roofing – Famous Roofing of NY

  • Bulkhead roofing at east/west stairs, main roof, and water tower bulkhead
  • Main roof installation in process (first layers)
  • Continue roofing on main roof, to follow demo as scheduled, weather permitting

Fire Alarms – Simplex Grinnell

  • Programming devices complete cellar, first floor, and 7th floor through PH
  • Revised FA drawings received for cellar showing additional devices

Water Tank – Rosenwach Tank Co

  • New tank high/low alarm system installed per approved change order

Painting – CTP Painting

  • 1st floor priming/painting in laundry room, priming in community room
  • Polish and prime in locker room, cellar
  • 8th floor complete
  • 7th and 8th floor punch list items, 1018 and 1118 hoist room punch list items
  • Locker room in cellar – final coats

Low Voltage – MDU Security Systems

  • Installations complete, 7th and 8th floors, and 1018 and 1118

Cleaning – Pedro Mejias Cleaning

  • 7th and 8th floor cleaning, 1018 and 1118 cleaning
Written by Comments Off on Construction Update 05/06/2016 Posted in Uncategorized

Construction Update 02/29/2016

Asbestos AbatementUS Environmental

Completed Work:

Abatement of main roof parapet flashing, north and south parapets

7th and 8th floor interior abatement complete

7th and 8th floor shelf angle caulk/tar abatement complete

2 Week Look Ahead:

Water tank & stair bulkheads roof abatement

WindowsCrystal Windows/Marvel Contracting

Completed Work:

8th floor window demo, installation complete

7th floor window demo, installation complete

Glass replaced in apartment 912

Bulkhead windows (stair bulkheads) replaced

Structural SteelBYN Ironwork

Completed Work:

Boiler room utility stairs installed

2 Week Look Ahead:

Install new open stair railings

Installation of steel plate/tubes at Visions, 1st floor, for canopy, in process

PlumbingTT Mechanical

Completed Work:

Tubs, toilets, and bathroom sinks installed, 8th floor

Tubs installed, 7th floor

Shower body replacement and tub drain tie-in complete, 7th and 8th floors

2 Week Look Ahead:

Install pipe wraps at all bathroom sinks, and select kitchen sinks, 9th through 12th floor

Install toilets and bathroom sinks, 7th floor

MechanicalMedley Air, Inc.

Completed Work:

Laundry room ductwork complete

Steam piping and PTAC sleeve installation complete, 7th and 8th floors

2 Week Look Ahead:

Complete boiler training, A/C turnover with building staff

Continue 1st floor ductwork

Install electric wall heaters, (4) bathrooms, 7th/8th floors

Complete installation of PTAC units/thermostats, 7th and 8th floors

ElectricalKGK Electric Corp

Completed Work:

8th floor demo, panel replacement, rough-ins complete

7th floor demo complete, rough-ins and panel replacement in process

2 Week Look Ahead:

Complete 7th floor power, light, and fire alarm rough-ins

Need to re-replace outlets in 1209 with tamper resistant – to be scheduled with ownership, PCO

CarpentryProcida Construction

Completed Work:

7th and 8th floor bathroom, kitchen, and exterior wall framing complete

8th floor bathroom, kitchen, and exterior wall sheetrock and taping

8th floor cabinet installation nearly complete

2 Week Look Ahead:

Complete sheetrock and taping, 7th floor bathrooms, kitchens, and exterior walls

Pending electrician’s rough-ins

Continue closet framing, sheetrock, and door frame install 7th and 8th floors

Bathroom door frame installation 7th floor

Complete kitchen cabinet installation 8th floor, begin 7th floor

Install bathroom accessories, 8th floor

Begin millwork, 8th floor

DoorsLong Island Fireproof Doors Inc.

Completed Work:

Delivery of doors/frames for 7th and 8th floors

2 Week Look Ahead:

Delivery of correct strike-side frame legs for T12 openings

Masonry and ConcreteZaman Construction

2 Week Look Ahead:

Begin brickwork at 7th and 8th floor exteriors (after MAP approval)

HoistUnited Hoisting

Completed Work:

Hoist winterized

Tiling/Resilient FlooringJ&BB Tile Corp.

Completed Work:

Laundry room tiling complete

Small community room VCT installation

Bathroom tiling, 8th floor

8th floor kitchen VCT tiling complete

2 Week Look Ahead:

Correct saddles at apartment entries, 9-12

Bathroom tiling, 7th floor

Kitchen VCT, 7th floor

GypcreteNew York Gypsum Floors/East Hudson Flooring

Completed Work:

9th – 12th floor gypcrete

8th floor topping installation complete

2 Week Look Ahead:

7th floor topping installation

Bamboo FlooringNJ Resources

Completed Work:

Delivered half of 8th floor materials and started installation

2 Week Look Ahead:

Repairs to 1212, 1210, 1111, 1120, 920, 903 due to PTAC leaks/other water infiltration

Complete delivery of materials/complete installation for 8th floor

ElevatorsKone Inc.

Completed Work:

2nd elevator modernization complete

2 Week Look Ahead:

Awaiting replacement of 12th floor panel (in elevator lobby)

Awaiting inspection date for 2nd elevator modernization

Cabinets – Brooklyn Woods

Completed Work:

8th floor cabinets delivered

2 Week Look Ahead:

Provide appearance panels for H.C. kitchen sinks (floors 9-12) and provide with cabinets for 7th and 8th floors

Deliver cabinets for 7th floor

CountertopsLI Fabricators

Completed Work:

Transaction counter delivered (and installed)

2 Week Look Ahead:

Counter tops for 1st floor laundry room/snack bar as required

RoofingFamous Roofing of NY

Completed Work:

Installed temp roofing at roof rails on lower roof

2nd floor roof partial replacement, new roof over addition

2 Week Look Ahead:

Water tank bulkhead roofing (pending abatement)

Fire AlarmsSimplex Grinnell

2 Week Look Ahead:

Complete programming devices (installed on 12th, 11th, 10th and 9th floors, plus cellar and 1st floor)

PaintingCTP Painting

Completed Work:

1st floor priming in laundry room/community room

Polish and prime in locker room, cellar

Primed first floor corridor ceiling

2 Week Look Ahead:

Continue priming apartments, 7th and 8th floors

Continue skim coat existing walls, 7th and 8th floors

Begin final paint coats in apartments, 8th floor

Begin skim coat of corridor walls

Low VoltageMDU Security Systems

Completed Work:

Nurse pull wiring complete on 7th and 8th floor

2 Week Look Ahead:

Test intercom wires on 7th and 8th floors

Continue tying in smoke detectors to intercoms, 7th and 8th floors (to follow electrician’s installation of smoke detectors)

Written by Comments Off on Construction Update 02/29/2016 Posted in Uncategorized

Construction Update 02/01/2016

Demolition – Procida Construction

Completed Work:
CMU at exterior walls removed on 7th and 8th floors
Corridor ceilings removed, 7th and 8th floors
Interior door frames removed, 7th and 8th floors

Asbestos Abatement – US Environmental

Completed Work:
Abatement of main roof parapet flashing, north and south parapets
7th and 8th floor interior abatement complete
7th and 8th floor shelf angle caulk/tar abatement complete

Windows – Crystal Windows/Marvel Contracting

Completed Work:
8th floor window demo, installation complete
7th floor window demo, installation complete
Glass replaced in apartment 912

Structural Steel – BYN Ironwork

Completed Work:
Boiler room utility stairs installed

Plumbing – TT Mechanical

Completed Work:
Tubs installed, 7th and 8th floors
Shower body replacement and tub drain tie-in complete, 7th and 8th floors

Mechanical – Medley Air, Inc.

Completed Work:
Laundry room ductwork complete

Electrical – KGK Electric Corp

Completed Work:
8th floor demo, panel replacement, rough-ins complete
7th floor demo complete, rough-ins and panel replacement in process

Carpentry – Procida Construction

Completed Work:
7th and 8th floor bathroom, kitchen, and exterior wall framing

Doors – Long Island Fireproof Doors Inc.

Completed Work:
Delivery of doors/frames for 8th floor

Masonry and Concrete – Zaman Construction

Completed Work:
Cast stone sills installed at water tower bulkhead
Parapet rebuild (brick and block) complete at south and north parapets
Coping stone installation, main roof parapets

Scaffolding – Spring Scaffolding

Completed Work:
Scaffold dismantled outside of water tower bulkhead

Hoist – United Hoisting

Completed Work:
Additional Procida employees trained to operate hoist
Hoist winterized, entry gate fixed

Tiling/Resilient Flooring – J&BB Tile Corp.

Completed Work:
Laundry room tiling complete

Gypcrete – New York Gypsum Floors/East Hudson Flooring

Completed Work:
9th – 12th floor gypcrete

Bamboo Flooring – NJ Resources

Completed Work:
11th/12th floor wood flooring installation
9th/10th floor wood flooring installation

Elevators – Kone Inc.

Completed Work:
Shop drawings for 2-stop approved
1st elev. mod: Temp floor installed, inspection passed, elevator turned over
Voice annunciator wording changed

Cabinets – Brooklyn Woods

Completed Work: N/A

Countertops – LI Fabricators

Completed Work:
Transaction counter delivered (and installed)

Roofing – Famous Roofing of NY

Completed Work:
Installed temp roofing at roof rails on lower roof
2nd floor roof partial replacement, new roof over addition

Fire Alarms – Simplex Grinnell

Completed Work:
Devices (installed on 12th, 11th, 10th and 9th floors, plus cellar and 1st floor)

Concrete Cutting – Composite Technologies

Completed Work: N/A

Painting – CTP Painting

Completed Work:
1st floor priming in laundry room/community room
Polish and prime in locker room, cellar
Primed first floor corridor ceiling

Low Voltage – MDU Security Systems

Completed Work:
Nurse pull wiring complete on 8th floor

Cleaning – Pedro Mejias Cleaning

Completed Work: N/A

Written by Comments Off on Construction Update 02/01/2016 Posted in Uncategorized

Updated Moving Procedure

Don Smith, John LiCastro, Nelson Lopez and Tony Savarese met with the leadership of the Residents Association on October 13th, 2015 to discuss issues related to the relocation of residents; specifically the moving company, packing, inventory and reimbursement for damages. The owner changed the moving company after Phase I, and there were improvements. Unfortunately, damages and lost items will always be a possibility. The key is to minimize such incidences, and provide a method for reimbursing residents for a legitimate claim. Moving forward, the owner will inventory all boxes and furniture/accessories prior to the move out of the apartment. A resident may have a representative from, either the Residents Association, or another third party (such as a relative) observe the inventory.

We agreed at the meeting that all items to be thrown out from the apartment should be taken out of the unit prior to the inventory, and not after or during the move. Only the items that will go into storage should be left in the apartment before the moving company takes it away.

There is a process in-place for residents to file a claim if there is a damage claim. Residents who believe they have a claim for damages should contact the relocation office, and the staff will complete a claims form for review and a decision. The process should take between 30 to 60 days for a final decision and check request where applicable. If the owner denies a resident’s claim, then the resident does have the final option to go to small claims court if the owner and resident cannot reach a settlement.

The meeting ended with agreement on a resident-wide meeting in November. The leadership committee will communicate the exact date and time with the residents. Thank you, as always, for your patience and understanding through the relocation process as we complete this very complicated, and much needed, renovation process.

The Punch List


The return is underway. The first wave has moved back into their twelfth floor apartments, despite the fact that there are still some unfinished items. These unfinished items become part of the Punch List and are then addressed, in this case, post-move-in. Some of you may be asking “What is a Punch List?” Well, for me, it’s a list of people I’d like to punch because they are responsible in one way or another for the long delays. Traditionally though, in construction, it is a list of items which still need to be addressed once the job has been deemed completed. The phrase originates from the historical process of punching a hole into the margin of a document next to an item on the list in order to indicate the work for that particular construction task had been completed.

A Punch List is drawn up by the Architect based on how the finished product compares to the plan. That assumes that the product is finished. Normally punch lists contain small items like “replace cracked faceplate on light switch” or “touch up paint around window.” Our punch list contained items like “install frame for closet doors,” “Install bathroom door,” and “replace wall where window used to be, then replace window.” Technically these are not punch list items. They are tasks which contribute to the substantial completion of the work. But our tenants had been out so long and wanted to get back into their homes, and so some people elected to move in knowing that some minor work still needed to be done. Completing the work around people after they were back in place was an idea that, truth be told, didn’t even look good on paper. But people were happy to be home and the punch lists are being carefully completed. We learned our lesson however, and for the people moving onto the 11th floor, we decided to delay the move-in until we were certain the renovations were at least 97% complete.

Therefore, we expect a much smaller punch list for the 11th floor; one that can be completed for all 19 apartments over two or three days. The punch list may not end with us. Once you are back in your apartment, and you notice something that we may have missed, you will be free to point things out to us and we will get them fixed. Of course requests should be reasonable like “the soap dish is crooked,” or “a cabinet door won’t stay closed.” I’m afraid we can’t entertain complaints like “the Jacuzzi is missing from my bathroom,” “the fireplace has no andirons,” or “my talking thermostat is condescending.” There are no Jacuzzis or fireplaces and all our thermostats have been factory-checked for politeness. But we will keep punch lists open for several months in order to insure that your new apartment will be 100% complete.

Naturally, the last item on every punch list is usually “repair the punch holes in the punch list.”

As always, we apologize for any inconvenience and we would like to thank all our residents, clients and guests for your understanding and cooperation in helping to make this project a success.

Why the delay?


Why the delay? That’s the question we hear the most lately. “I thought we were coming back middle of February.” What is taking so long? Well, there are several answers. The first delay was asbestos. As we mentioned in earlier posts, this building was built in 1979, which was the cusp of asbestos awareness. The use of asbestos to insulate heating pipes was banned in 1977, but asbestos was still contained in products manufactured as late as 1989. The mastic used to glue down the wooden floor tiles in 1980 contained a small percentage of asbestos. So removal of that flooring material requires strict asbestos abatement procedures. These include setting up decontamination stations, strict removal precautions, special disposal procedures, worker protection, and plastic containment partitions. Air quality is monitored before, during and after this process. When this abatement was completed on the twelfth floor, the partitions were taken down, the decontamination stations were dismantled and all the specially marked trash was hauled away separately. Abating the twelfth floor took about a week and a half from start to finish. We were on schedule. Then, in one room in one apartment, while preparing to pour a leveling compound, it was discovered that this room already had a layer of levelling compound that looked exactly like the concrete slab. And guess what was under that leveling compound. Mastic containing asbestos. So because of that one room, we had to reschedule the abatement crew, set up the partitions, rebuild a decontamination station and arrange for another special disposal. Also, during this process, no one other than the abatement crew was allowed to work on the floor. It took another week and a half to clear that room and so we found ourselves nearly two weeks behind schedule.

The next thing that delayed the construction was the fire alarm. We wanted a fire alarm that far surpassed what is required for a typical apartment building of this size. Believe it or not, we had a hard time convincing the Fire Department to allow us to go the extra mile. We finally obtained an FDNY approval of the fire alarm plan but, because we noticed some inadequacies, we needed to revise the drawings and add new means and methods and additional smoke and Carbon Dioxide detectors. This meant waiting for new drawings which needed to be run by engineers which were then discussed and finalized and sent out for pricing. Pricing always induces more discussion and more changes. These changes needed approval. Meanwhile certain aspects of the renovation which hinged on the completion of the wiring for the fire alarm could not be completed, pushing us further behind schedule.

Surprises cause delays also. When sheetrockers open a wall and find a crack in a drain pipe, the plumbers need to come in and replace that pipe. When a new opening is cut in the roof for a vent, and a conduit of electrical wires is found buried in the concrete, electricians need to come in and reroute those cables. If some appliances we ordered are suddenly out of stock, we can’t just find a substitute; we need to find an appropriate substitute and officially resubmit the specifications and wait for approval.

The last thing that delayed construction was Mother Nature herself. When the wind is above a certain level we cannot use the outside hoist, and therefore cannot bring materials up to the floors being renovated. We cannot install windows or use the scaffolding during rain and snow storms, and we’ve had plenty of those. We just missed the window of opportunity before winter when we could safely complete the roof, so that had to be put off until Spring. And those new leveling compounds I mentioned earlier that were poured two weeks late, they need to dry completely. For the purposes of the bamboo floor, the compound needs to be at 3% moisture or less. So while the bathroom tiles went in and the kitchen floors went down, in order for the bamboo to adhere properly and last a good long time, we had to wait, and take measurements, and wait again, and take more measurements, and wait again. You’ve heard the expression “It’s like watching paint dry”? Well watching a floor dry is fifty times worse. But the floor must go in before the door jambs go in and the doors to follow. So delays cause other delays and so on and so forth.

So these are some of the reasons why the first two residential floors have taken two months longer than anticipated. However, we are learning what the hindrances are and we can better anticipate them going forward. We believe the next phase will be completed closer to schedule. We are confident the final product will be worth the wait.

As always, we apologize for any inconvenience and we would like to thank all our residents, clients and guests for your understanding and cooperation in helping to make this project a success.

Selis Manor Inspires New Technology


The new laundry room is key to completing the first floor renovations. Everything needs to follow a precise and logical order. The new entrance for Visions will have its own elevator to the basement, landing smack dab where the Laundry Room is now. So, before we can build that entrance and put in that elevator, we need to move the Laundry Room. But half of the new Laundry Room is going where the old Community Room was (remember the room where the soda machines used to be?) and the other half will be in an extension in an area which is now part of the courtyard. That extension can’t be built until they pour a foundation for it, and we are told that the temperature needs to be above forty degrees for three consecutive days before they can safely pour concrete. So does that mean we have to wait for spring? Well, yes, unless . . . . “Unless what?” we asked. Unless we build a tent or structure that can be heated and will allow us to control the temperature and the pour and the inspection schedule, and so on. “Do it!” we said. “Let’s get this ball rolling.” So plans are in the works to do just that. And once the twelfth and eleventh floors are completed, and we are utilizing four weeks to move people in and move others out, the contractors will be utilizing those same four weeks working 100% on the Laundry Room, the new snack bar, the rest rooms, the basement, and the new stairs to the basement.

If all goes well we will have an all new Laundry Room on the first floor in early April, just about the time the outside temperatures start to hit forty degrees for three or four days in a row. But that won’t matter, because the foundation will have long been poured. The new Laundry will have all brand new machines, nine washers and eight dryers, so efficient that people will have to find entirely new items to kick and punch and curse at. The new machines will be front-loading and energy-efficient. You will use less detergent and less bleach. We asked for coin-operated machines in order to satisfy the special needs of much of our population. Most machines today use reloadable cash cards, but technology does not exist to audibly read how much money is on a cash card. That is it didn’t exist until we presented our need for such a device. The company providing the machines, Hercules, went to its vendors and explained the situation. Technicians at the vending company developed a card vending machine that will audibly announce the amount whenever you insert the card, whether to refill it or just check the balance. This is technology that WE made happen. Selis Manor will move into the twenty-first century with the ability to use cards for the washers and dryers, and we will have the first laundry room anywhere to have the ability to audibly announce how much cash is on those cards.

This is quite a breakthrough in accessibility technology, and it came about because of two things: a company that understood our special needs and were willing to help; and, to be honest, a company that was tired of carrying bags of quarters out of here. But whatever the motive, the fact is that something exists now that did not exist before, something beneficial to a large portion of the population, and may eventually become standard issue across the country. It is an extraordinary accomplishment. Congratulations to everyone who helped make this happen.

No Pain, No Gain


Normally I save the apologizing for any inconvenience for the end, but I think this is a good time to bring it to the front. Now that we have started to tie in steam, water, and electric to the apartments under renovation, individual shut-offs have resulted in one inconvenience after another. Yet I have heard surprisingly few complaints. Official complaints, that is. I’ve heard the grumblings in the elevators, or should I say elevator, and have read the anonymous comments in the margins of the posted notices (no, the roof garden won’t be closed until 2025); but, for the most part, the tenants have been patient and understanding.

We are learning that nothing worthwhile is accomplished without some degree of pain. In some way we can compare the renovation to the pain of childbirth. The agonizing pain of labor soon gives way to the delightful gift of a new born baby. And with that gift, the pain quickly becomes a distant memory. So it is in our building. The laborers are causing us much pain, yet we know that something beautiful will result from it. The only difference is that in childbirth, the water breaks once, and at Selis Manor, the water seems to be breaking two or three times a month.

Although many of the problems result from construction, fixing them is the responsibility of our Superintendents and maintenance staff. For instance, water pressure is good throughout the building. However, water shutdowns, or more accurately turning the water back on can loosen rust inside the pipes. That spitting out of brown water when you first turn the water back on is a good illustration of this situation. If your water pressure is low after a water shutdown, chances are good that some of that rust or debris is lodged somewhere in the mixing valve, shower head, faucet or aerator. If your water pressure is low, or not as hot or cold as it should be, report it to building management and Maintenance will take care of it.

Same with heat. Apartments are getting less heat, but only because in the past they were getting too much heat. The brand new radiators will allow you to set your own temperature, but the existing radiators are being regulated in order to maintain a more consistent normal temperature. So, in the past when the heat was constantly blasting, those of you who turned off the radiators, or blocked them with furniture, or opened windows; you should now turn your radiators back on, move your furniture away, and/or try to keep the windows closed. Let your apartment heat up and cool down naturally. This is not to say there won’t be mechanical problems. If one radiator is hot and the other is cold, or if the temperature in your apartment has dropped way below normal, then report the problem to the management office, or, when they are closed, use the intercom to report it to the security desk. Maintenance will address the problem. But first consider the possibility that the heat has cycled off and will soon cycle back on.

So, thank you for dealing with all the adversities that come with renovation. We trust that the gain will be worth the pain and that, upon completion, that pain will quickly become a distant memory.

Happy New Year 2015!


Here is a list of work completed as of 12/31/2014 by Procida Construction and its subcontractors. With your continued cooperation and help, we look forward to completing even more work in 2015:

Demolition/ACM Abatement –Tri-State Cleaning

  • ACM Removal: Phase 1 and 2, Phase 3 partially complete.
  • Window caulking ACM removal at Apt 309 & first floor
  • Completed removal of floor drains in cellar
  • Cutting of slab for footing
  • Demolition of exterior wall and parapet wall at new addition location
  • Demolition of rooftop terrace & men’s lavatory, first floor east side
  • Demolition of women’s lavatory, first floor east side
  • Core drilling in men’s lavatory on first floor
  • Removed existing material lift in cellar
  • Additional demo in new laundry room
  • Demolition of concrete at new addition in courtyard
  • Demolition of cabinets/appliances on 12th and 11th floors
  • 12th floor ACM abatement (flooring) complete
  • Demo of 12th floor apartments (selected drywall, bathrooms, kitchens)
  • 11th floor ACM abatement (flooring) complete
  • 12th floor window ACM abatement complete
  • Roof drain flashing abatement complete

Windows – Crystal Windows

  • Mock up window fabricated
  • PTAC submittal approval received
  • Factory test of mock up window completed 8/25
  • Field test for mock up window completed 9/10
  • Factory and field test results received
  • Completed removal of 1st floor windows, east side south elevation
  • 12th floor windows delivered, installation commenced

Structural Steel – BYN Ironwork

  • Floor penetration cut, remaining steel installed
  • Inspection of material lift steel complete
  • Installation of additional steel tubes necessary for material lift
  • Spray-on fireproofing complete
  • Installed hoist beam in material lift shaft
  • Mark out for new addition and canopy in courtyard
  • Structural steel installation at new stairs – inspection passed

Plumbing – TT Mechanical

  • Domestic riser valve replacement completed 9/12
  • Connected new DHW storage tanks to old boiler
  • Completed snaking of existing drain lines in cellar
  • Gas line connected to new steam boilers
  • Installation and connection of the two new DHW heaters
  • Water make up for boilers
  • Replacement of floor drains in cellar
  • Gas vents for boiler
  • Relocation of sprinkler lines within material lift shaft and at location of new stair in cellar
  • Roof and floor drains delivered
  • Gas booster pump installation and plumbing complete
  • Completed rough-ins for cellar lavatories and kitchenettes
  • Gas line installation for new laundry room in process
  • Gas line for roof installation complete in cellar
  • RPZ (backflow preventer) and water meter set installed
  • Rough-in commenced for men’s room on first floor
  • Gas line relocation at area of new stairway
  • Rough-in complete of new lavatory located on first floor
  • Piping in trench and rough-ins for new laundry room in process
  • Piping insulation in cellar/first floor in process
  • Sprinkler line relocation at first floor in process
  • Rough-in complete in new laundry room
  • Continued drain line work in kitchens on 12th floor
  • Water meter set submittal returned, approved as noted
  • Rough-in of men’s lavatory on first floor complete
  • Rough-in of women’s lavatory on first floor complete
  • Demo and replacement of 6 roof drains
  • Began tub installation

Mechanical – Medley Air, Inc.

  • Boiler #1/#2 complete, inspection passed
  • Continued installation of first floor ductwork
  • Duct drawings for first floor returned Furnish as Noted
  • Steam boiler burners and controls installed
  • Continued installation of boiler piping
  • Steam boiler flues installed
  • Continued installation of condensate lines
  • Boiler feed unit and sump pumps/sewage ejector pumps delivered and installed
  • Steam lines located around stairway have been relocated
  • Plenum intake installed on first floor to cellar
  • Continued control wiring
  • Hydronic pumps assembled and in place
  • Boiler flue installation has commenced
  • Hydronic pumps installed, piping in process
  • Air separator and expansion tank installed
  • Piping for expansion tank
  • Smoke test conducted; failed
  • Relocation of steam line at new stairway location
  • All PTAC units in fabrication
  • Began demo of electric wall heaters, 12 and 11

Electrical – Sheridan Electric

  • Continued rough-ins of all equipment in cellar and boiler room
  • Relocated electrical conduit in first floor, east hallway, for duct installation
  • Core drilling in west stairway and refuse closets
  • Continued wiring in boiler room
  • Installation of disconnect for material lift
  • Panels in gas meter room installed
  • Temp panels for ACM removal (12th, 11th floors)
  • Temp disconnect installed in boiler room

Carpentry – J.A.M. Construction

  • Framing complete in the cellar
  • Continued framing on first floor, east side
  • Framing of material lift shaft enclosure
  • Installation of door frames in cellar and first floor
  • Installed core board and sheetrock at material lift shaft enclosure in cellar
  • Installed framing at west wall of men’s lavatory
  • Continued sheetrock installation, first floor, east side in process
  • Material lift door frame installed at cellar and first floor
  • Framing in new laundry room
  • Framing first floor, east side

Doors – Architectural Doors, Inc.

  • Delivery of door frames for cellar and first floor
  • Hardware finish schedule approved

Masonry and Concrete – Zaman Construction

  • Sample pressure washing of façade
  • Mock up brick pointing in courtyard
  • Concrete poured around material lift steel
  • Reinforcement of first floor slab at plenum location complete
  • Installed all slabs in boiler room
  • Column #7, #11 and adjacent walls in cellar repaired with Sikatop 123
  • Excavation at new stairway complete
  • Installation of concrete footing at new stairway in cellar
  • Installation of beam on slab at cellar stair footing
  • Completed patching at 5’ x 5’ intake plenum in cellar
  • Installation of CMU block walls at cellar stair footing
  • Astraglaze block delivered, first brick delivery complete
  • Continued pressure washing, raking, and repointing of façade on upper floors
  • Began brick replacement on upper floors
  • Removed dirt in trench in new laundry room
  • Bulkhead pointing in process
  • Excavation of courtyard commenced at new addition
  • Suspended scaffold installed at east elevation
  • Excavation complete for new addition, subgrade inspection passed
  • Filled/patched floor drains, cellar and first floor (12)
  • Refilled extra section of trench in new laundry room (due to grade beam)

Scaffolding – Spring Scaffolding

  • South elevation complete, courtyard elevation complete
  • North elevation complete
  • Continued erection of scaffolding around roof bulkhead
  • DOB approved amended plans showing additional planking
  • Neighbor roof protection installed
  • Plank connections to hoist complete, installed parapet level planking on north and south elevations and chimney
  • Windows repaired at street elevation, sidewalk shed support in courtyard relocated
  • Access installed to neighbor’s roof
  • Completed shoring and additional planking around bulkhead scaffold

Hoist – United Hoisting

  • Tie backs complete at floors 3 – 12, and roof
  • Loading dock and ramp installed at ground level
  • Floor level landings, roof level ramp and landing
  • DOB inspection and drop test complete 9/12
  • Drop test complete 12/12

Material Lift – Day Elevator

  • Fabrication of material lift
  • Material lift installation in process
  • Permit received for removal of existing material lift

Elevators – Kone Inc.

  • Equipment approved
  • Shop drawings for 2-stop approved
  • Cab finishes and traction elevator cab drawing approved
  • Civil penalty paid
  • Elevator permit pulled

Roofing – Famous Roofing of NY

  • Temporary roofing at replaced roof drains

Fire Alarms – Simplex Grinnell

  • Received revised plans from EME

Concrete Cutting – Composite Technologies

  • Cut concrete for trench in new laundry room
  • Cut concrete for new stairway opening