LIBERTY STREET, NEWBURGH NY

1865 townhouse building | 2,600 sq. ft. | 2 units: a 1 bedroom and a 2 bedroom 

 

This is a three-story row house that is free standing.

It was acquired as is through a foreclosure.

This was a gut rehab. The goal is to get it to perform at or near passive house standards.

After 45 and 53 years of living in Manhattan, this would be our new home.

EXISTING CONDITIONS

The building presented the following liabilities  —

  • Inspection revealed that most of the plumbing and electric was substandard

  • There were gas fired radiators in each of the rooms, a fire and health hazard

  • Walls had been put up every which way in order to squeeze two 2 bedroom (!) units into the building

  • Much of the original plaster had been patched or replaced with sheet rock or wood paneling

  • Window panes were broken; one window had been replaced with vinyl.

  • Floors covered with carpet, linoleum, vinyl, laminate and glue

  • one chimney needs to be reconstructed.

  • rear porch is poorly constructed

  • Room addition has zero insulation

 

On the plus side —

  • 21 of 23 windows were historically intact

  • It had a great back yard with nice pastorally urban views

  • It is centrally located.

GALLERY:
BEFORE RESTORATION PICTURES

click to enlarge

2016-08-30 15.48.45
2016-08-30 15.47.56
2016-08-05 14.02.59
IMG_7452
2016-08-05 13.30.26
2016-08-05 13.30.12
2016-08-05 13.29.45
2016-08-05 13.31.18
2016-08-05 13.57.26
2016-08-05 13.57.49
2016-04-29 15.54.31
2016-04-29 15.40.37
2016-08-05 13.59.52
2016-08-05 13.55.53m
2016-08-05 13.27.40m
2016-08-05 13.26.49m

The Liberty Street Project: building for Net-Zero ready

 

With Lander Street complete and successful, it was time for us to pull up the stakes from our Manhattan home of 4+ decades and move to Newburgh.

 

With this project, dwellstead resurrected Michael's general contracting and construction skills from his days in the med-70s to early 80s when he was doing a dozen commercial to residential loft conversions in Lower Manhattan.  

Performance. Liberty Street became dwellstead's test to see if we can get a high energy performance at a price point that fit within the Newburgh market. Michael was inspired by Passive House, but the architects and plumbers he spoke to said it would be about $170 to $240 a square foot. In Newburgh, homes were not selling for more than $135 a sq ft.

 

Baseline EUI (Energy Use Intensity) for this type of building is 58.2. We have a tentative EUI of 14.23 which exceeds the AIA challenge of 17.5, and we did it for less than $100 in construction costs. All-in brings it up to $120 a sq ft, and net, after historic tax and energy saving credits brings it back down to $105 sq ft.

 

FEATURES

 

This building has a two-bedroom apartment on the main floor, second floor and attic, and a one-bedroom on the ground floor.

​Features include:

  • Inner storm windows

  • wall r-value of 26

  • attic ceiling r-value of 72

  • ERV

  • stainless steel kitchen appliances

  • Hard wood floors

  • Walk-in closet

  • Home office 

  • 9 foot ceilings 

  • wiring for cable TV, telephone and internet access

  • a surveillance system

FLOOR PLANS

GROUND FLOOR - LOWER APARTMENT

MAIN FLOOR - UPPER APARTMENT

BEDROOM FLOOR - UPPER APARTMENT

ATTIC STUDIO/OFFICE - UPPER APARTMENT

GALLERY:

RESTORATION PROCESS

IMG_7839
IMG_7836
IMG_8101
IMG_7863
IMG_5199
IMG_5228
IMG_7844
IMG_7826
IMG_5938
IMG_5524
IMG_5783_edited
IMG_5808
IMG_5864
IMG_5893
IMG_5926
IMG_6108_edited
IMG_6104
IMG_6134
IMG_6119_edited
IMG_6156
IMG_6159
IMG_6168_edited
IMG_6871
IMG_6229_edited
IMG_6212_edited
IMG_5941_edited
IMG_5971
IMG_4993
c-joist-for-insulation
IMG_6201
IMG_6443_edited_edited
IMG_6446_edited
insulation-between joists
IMG_6438
IMG_7063
IMG_7170_edited
IMG_7623
IMG_7625
IMG_7150_edited
IMG_7622
IMG_8245
IMG_8081
IMG_7855
IMG_5766
IMG_7856
IMG_8009
IMG_7870

GALLERY:

(MOSTLY) COMPLETE

IMG_9251mmm
IMG_8174
IMG_8173
IMG_8395
IMG_2311m
IMG_2262m
IMG_2279m
IMG_8766
IMG_8767
IMG_8764
IMG_8748
IMG_8756
match-newfloor-to-old
innerstormdetail
IMG_8886
IMG_8799
IMG_8290
IMG_6443_edited_edited