Oceanfront Co-op Gets a Rust-Resistant Revamp

Emily Myers in Bricks & Bucks

Originally published in Habitat. Read the original article.

Even the most carefully planned cosmetic upgrades can be derailed by urgent, unexpected priorities. At Neptune Towers, a nine-story 1960’s co-op in Long Beach, the proximity to the ocean has taken a toll on the common areas; salty air has damaged finishes and bright sunlight has faded fabrics. In 2019, signs of corrosion on some of the door frames prompted the board to initiate an assessment with a plan to renovate the hallways throughout the 1960’s Nassau County co-op. “The last renovation was about 25 years ago, so the halls were tired and becoming a little shabby,” says board president Mark Barth. Then came the pandemic.

It wasn’t just Covid that derailed the board’s plans; the co-op’s insurance carrier asked the board to replace the building’s circuit breakers, which serve as safety devices designed to protect the electrical system. With a price tag of $500,000, the board had little choice but to divert money from the assessment to do the work. “We had to not only pay for the breaker project, but we also had obscene insurance increases of 40% or 50% a year,” Barth says.

By 2024, with the circuit replacement behind them, the board was eager to get to work on the hallways. The budget for the renovation is looking at around $2 million. Supported by a maintenance increase, the board refinanced the co-op’s underlying mortgage to access $7.2 million for a range of capital improvements. As well as the hallways, the elevators need attention; parts are becoming more difficult to find and the equipment is nearing the end of its life. Fortunately, the earlier electrical upgrades lowered the building’s risk profile for lenders, helping smooth the refinancing. “When engineers came to assess the building during the loan application, the co-op came through clear,” Barth says.

With the hallways now finally being prepped for renovation, there have been some silver linings. The board originally assumed the rusting door frames as well as their hinges would need to be removed and replaced. However, Kevin McGowan, co-principal at Forbes Ergas Design, the interior design firm overseeing the work, says heavy sanding and a layer of high-performance latex paint is all that’s needed. “We are treating them and changing out the door hardware and removing all that rust to give it a brand new finish,” he says. Only a couple of hinges need replacing. “Most just need some simple adjustments,” McGowan says.

The walls were also in relatively good shape. The board wasn't sure what they’d find underneath the old wallpaper, but the fabric-backed vinyl covering showed no signs of water intrusion or mold, and will be replaced with the same material, just with an updated look. “It’s heavy duty, but things have come a long way in terms of patterns, textures and metallic threads,” says Forbes Ergas Design co-principal Karen Jack. The sea and sand color choices and texture of the wall coverings are designed to add interest. “The hallways are very long and the metallic details will catch both the natural light and light from the fixtures,” Jack says.

Durability is also key to the design choices. Some areas have wooden chair rails and ceiling moldings that haven’t held up well to the ocean air. These will be replaced with the synthetic vinyl PVC. “It’s going to last them a very long time and is impervious to salt, water or mold,” Jack explains. The new carpets will have a large abstract pattern in neutrals and blues, a style that can disguise heavy wear better than a solid color. Crucially, the carpets will be made of a nylon that resists fading. New light fixtures and artwork will complete the look. “We think the outcome is going to be marvelous,” says Barth, adding that the work is expected to be finished early next year. “The best is yet to come.”