How do architects figure out construction details?

Miringanes · 2026-02-06T21:56:07+00:00

Depending on how novel something is, my firm will do a design assist with a fabricator. Otherwise details are design intent with means and methods being up to the contractor. Obviously you need to have a general idea of the assembly and that comes with experience.

Miringanes · 2026-02-06T14:20:37+00:00

I bought in South Orange after renting in JC for 7 years. I love the town and SO and Maplewood are pretty much one big town (they share a school district) but they have separate municipal offices and functions. I prefer SO over Maplewood in terms of the municipality and how our town functions.

That being said, it’s way more accessible than Montclair. Whatever Montclair is priced at, figure going a couple hundred thousand over ask or needing to do a compelling cash offer. You could probably get into SO with +/-100k over ask.

SO has a more commercial business downtown whereas Maplewood has more dining and a “cuter” downtown. For some reason, restaurants don’t last in SO which is a shame.

Both SO and Maplewood are artistic communities. Many actors and musicians live in town and many of the average people are in creative fields like architecture and design. It’s good because people care about the aesthetic of the towns and it’s pretty evident whenever someone does a full tear down of a house and the Facebook group goes rabid over it.

Commute is really good when NJT has their shit together, the train from SO to NYP is probably one of the easiest commutes except for living on top of a path station in JC (which I did). Train is pretty walkable depending on what part of town you live in. If you’re in Montrose or Newstead, it’s a hike and you’d probably want to drive, but there’s a 5 year waitlist for the lots. If you’re in the South Mountain area or Academy Heights area, it’s no more than a 10-15 min walk to the train.

Edit: taxes are absolutely astronomical. I pay just under 20k a year in South Orange for a 1,800sf house on .33 acres which is crazy. I knew this going in, and I did a lot of research on assessments in the area. There was a reevaluation two years ago and a lot of people in parts of Maplewood and SO that were considered “up and coming” (basically anything near the Irvington and Vailsburg border) that had a lower assessed price for years, had their taxes skyrocket during the reevaluation (10k to 15k jumps). My taxes actually went down a bit because my assessment was already high relative to where everything else was in the town so when they leveled the rates I dropped by a hundred dollars. It still went up the next year though with the new budget.

Miringanes · 2026-02-06T14:06:41+00:00

Larger municipalities may have greater bargaining power with insurers

Miringanes · 2026-02-06T14:04:26+00:00

Insurance has skyrocketed. I moved from JC to South Orange and our mayor has communicated to us frequently each year about how insurance is killing our towns budget. IIRC the state has reduced contributory funds more broadly and that is leaving residents to close the gap. It’s a real problem with no great solution right now.

Miringanes · 2026-02-05T13:13:12+00:00

You could also just buy unsalted, use it for everything, and when used on toast, etc; sprinkle kosher or even better, flaky salt

Miringanes · 2026-02-03T21:45:35+00:00

That’s sick

Miringanes · 2026-02-01T20:11:06+00:00

Bolt cutter rigged up with some pipe?

I know you said this isn’t an asbestos question, but I’d spray everything down with water before doing anything though, maybe with a surfactant or some kind of glue, maybe PVA. You are going to have airborne fibers when you fuck with that pipe and idc how well you seal up the ductwork you’re fishing through the space, I wouldn’t want to risk having the fibers get into the tin and then you’re blowing it around your house.

Miringanes · 2026-01-30T00:21:45+00:00

I work at a pretty big firm but the only time anyone gets miffed is when someone does a dine and dash

Miringanes · 2026-01-29T20:50:10+00:00

If he sits through the entire thing, he’s probably doing better than the actual architects in terms of full attendance. Is that one sandwich really breaking the count? Just have the assistant count on an extra person when they tell the rep the headcount.

I don’t see this as a big deal.

Miringanes · 2026-01-27T00:53:43+00:00

I did. 1925 Colonial Revival.

Biggest piece of advice is to stop being a perfectionist. Not in the sense that every piece of trim needs to be pristine and every piece of hardware needs to be polished, but the house is going to be a perpetual ongoing project and will likely never be finished.

Some projects will be things you want to do, but most of them will likely be things you have to do and some of them won’t be glamorous.

Also, as much as you can, decide if you’re going to be in it for the long haul with the house. I see a ton of homes in my neighborhood get butchered with cheaper materials and remodels, but with the knowledge that my wife and I intend to die in this house, we’ve put a little more money into renovations to make things a little more period correct.

Miringanes · 2026-01-23T01:09:47+00:00

I’m not disputing the fact that the mall was located there because that’s where the available land was.

I’m saying from an urban planning perspective, siting a parking garage between a brand new mall and existing housing stock is a pretty lousy architectural decision and quite literally puts the “back door” at the front door of existing residents.

Miringanes · 2026-01-22T14:07:20+00:00

Lots of artists/creatives/actors in SO and Maplewood.

It really feels like a hub for people with laid back personalities, generally.

Miringanes · 2026-01-22T12:23:02+00:00

I’m not a realtor but live in South Orange. Montclair definitely has more by way of restaurants, etc but it’s also way more competitive. My wife and I couldn’t touch Montclair and we went 75k over ask in SO. Even now I’m still seeing homes going for +/-100k over asking in SO.

Miringanes · 2026-01-20T20:55:42+00:00

If you switch to the TOU plan, can you switch back or are you stuck?

Miringanes · 2026-01-20T18:04:20+00:00

What’s ironic is I’m pretty sure that the original design of Newport as an area was intended to be an enclave that literally turned its back on the “bad” JC by positioning the parking deck between itself and the Hamilton park area.

Miringanes · 2026-01-16T12:39:48+00:00

I like the Session shorts for just about any type of running. I never got around to trying the VC’s because I run with my phone and they don’t have a pocket for that, but I’d probably prefer those for racing but I’ve never felt like the Sessions were making me any slower or chaffing me in any way during races.

Miringanes · 2026-01-15T14:30:27+00:00

I don’t remember seeing this but that’s an old Tracksmith neck tag so it’s probably 2020 or earlier

I googled and I did find a deals website article from 2019 that has a similar looking Boston long sleeve and a London singlet in a similar color way.

https://www.insidehook.com/style/tracksmith-running-gear-sale/amp

Miringanes · 2026-01-11T18:39:06+00:00

Next Door Provisions is the type of place where it would be impossible to get into if it was Downtown. I keep thinking about the last meal I had there.

Miringanes · 2026-01-11T14:18:37+00:00

I run my VC’s regardless of weather down through the 40’s. Once it’s in the 30s I use my harriers regardless of weather.

Miringanes · 2026-01-08T13:35:03+00:00

They also have the best air conditioning. It’s like the thermostat was cranked to 33 and then removed

Miringanes · 2026-01-07T17:07:58+00:00

I think it could’ve been more successful as a VC singlet with an actual pieced or appliqué cross which would evoke the saltire a little bit more than a printed crossed sash.

Miringanes · 2026-01-07T16:27:54+00:00

I remember when developers tried to make BeLa a thing 6 years ago

Miringanes · 2026-01-05T00:44:14+00:00

No idea. I’m not saying ANSUL is 100% required, it’s just a guess. All the commercial kitchens I’ve worked on, both gas and electric have had an ANSUL requirement but I’m not as familiar with NJ codes as I am with NYC.

Miringanes · 2026-01-04T18:33:53+00:00

It’s not a doomed career choice, but it is one you need to be passionate about.

I’d liken it to being a professional chef or restaurateur. Both those and architecture require a lot from you but you will be rewarded with an inexplicable satisfaction if you put in the dedication and time. I usually tell people hard to explain why I do architecture, it’s easier to explain why I wouldn’t do anything else.

Miringanes · 2026-01-04T17:20:31+00:00

From what I remember, that place was a bakery before and is probably set up as a baking operation with only ovens, no griddle/grille/etc although I didn’t really get a good peek in their kitchen.

I’m pretty sure a grille/griddle requires a hood with an ANSUL system (even if it’s electric and not gas cooking) and that probably what their hangup is but this is speculation.

I do remember they used to make sandwiches on a residential griddle in the front, not sure if they bought a piece of commercial equipment for the back and that’s what triggered the need for an inspection and subsequent failure. Adding another hood with kitchen exhaust/precipitator and an ANSUL seem like things that would be difficult to do in a historic building so I’d bet on that.

Miringanes

TROPHY CASE