New listing on Cognewaugh

360 Cognewaugh

360 Cognewaugh

360 Cognewaugh, to be exact, asking $1.445 million. The price history for the place shows a sale in 2004 for $1.085, a resale less than two years later, to these owners, of $1.215, and now this extra $230,000 bump. I don’t think we’ll see the price hit this, even though it has been ten years, and even though the owners have done some remodeling. The listing, by the way, states that an “addition” was put on in 2010, but both the 2006 listing and this one show the identical square footage of 2,558 sq.ft., so I’m not sure how that works.

No pictures posted yet – check back tomorrow to see if the broker’s added them – but this one from the 2006 listing is sort of alarming: I hate houses downhill from rock ledge, which usually collects water and sends it along its impervious surface to whatever’s below it, like a house. I’m not saying that this one gets damp: I haven’t seen it yet, just that the set up makes me nervous.

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22 responses to “New listing on Cognewaugh

  1. Anonymous

    that set up doesn’t make me nervous – the ledge blocks light though and makes me depressed just thinking about it. Light is key

  2. Captain Obvious

    Methinks perhaps the “addition” might not have the necessary permits, hence not reflected in the square footage…

    • Oh, I hope not; that’s a bitch to undo/gain approval for. It can be done, but it’s a pain in the ass. I’ll hope that “addition” is just yet another realtor euphemism for “cleaned dust bunnies out from under the bed”

  3. AJ

    The little cliff behind the house could be turned into a great fake waterfall.

  4. Anonymous

    I bet these people love you…u just robbed them of their retirement money

    • Now really, do you think that a potential buyer really wouldn’t notice an overhanging rock outcropping if it wasn’t brought to his attention by this blog?
      That’s silly.

  5. Not Saying

    Hope they already have radon remediation in place. With all that rock you know that’s an issue and there is a basement so.

  6. Anonymous

    It may sell at this price with no inventory below $2 MM on the market.

  7. Anonymous


    Do you really believe it’s that hard? In Connecticut there is the six year law which states that any work done to your house, permit or not is yours after six years. In addition, a recent law was passed (see below) which allows non-conforming building status for any structure that violates setback requirements.

    I bought my existing house 2 years ago and the original owners did not get a permit for an extra bath which was not on the tax card and the mortgage company highlighted. It took about 3 days to get a letter from the town and we were good to go. The owners owned the house for about 10 years.

    Here’s the setback rule:

    Connecticut General Statutes 8-13a. states:
    “Nonconforming buildings and land uses. (a) When a building is so situated on a lot that it violates a
    zoning regulation of a municipality which prescribes the location of such a building in relation to the
    boundaries of the lot or when a building is situated on a lot that violates a zoning regulation of a
    municipality which prescribes the minimum area of the lot, and when such building has been so
    situated for three years without the institution of an action to enforce such regulation, such building
    shall be deemed a nonconforming building in relation to such boundaries or to the area of such lot, as
    the case may be.”

    • Anonymous

      Give us a call when that fabulous non-COO’d bathroom of yours starts leaking inside the wall.

    • Anonymous

      I have a situation brewing. We did minor updates to our kitchen and bath like adding new fixtures, wood floor, new cabinets, two new outlets. No permits were pulled. Work was done 2yrs ago and now we’re trying to sell. Our buyers now want a permit pulled after the AO.

      Any way around this?

      • GreenITCH

        ill presume either a builder , tradesman or realtor that follows this site can answer your question … but who is to say you did not go down to Klaffs , Home Depot , Lumber Liquidators etc and do the work yourself …. call the town and ask if you would need a permit to do the work … I imagine doesn’t work as easy for electric but the rest is pretty simple id think

  8. Anonymous

    Been working like a charm with no issues….worth the risk given the low inventory in the neighborhood I was looking for, so no big deal.

    • Cos Cobber

      Btw, inspectors often aren’t looking at quality. They really just look at basic fire safety obvious code compliance. the town visit will not materially reduce your odds of shotty workmanship.

  9. GreenITCH

    I have seen houses that have remediated any water with a series of drains built into the adjoining ledge .. presuming it is not all rock … as well houses that have French drain and sump pump to take any water away from the base of the house

  10. Stanwich

    forget about the ledge. It’s a non issue since the house has successfully been bought and sold multiple times since it was built many many years ago. And I happen to think the patio with fireplace on the ledge is really cool.

  11. Anonymous

    Anon at 2:26 – it depends what you did. Repairs don’t need a permit so if that faucet was broken or you though it didn’t work properly you’re good there. Cosmetics also don’t need a permit – so installing or refinishing floors replacing cabinets ,etc does not require a permit. Electrical does and it depends what you did. If it is extensive they will need to see the work. Key issues are usually GFI, ensuring for example that you don’t have 15 amp wire going to 20 amp breaker for example etc.

    I would go down to the town, claim ignorance and i believe they will work with you. Also, work with your lawyer. If they really want the house they will get past this. I imagine they want to know that the infrastructure – plumbing. Electrical, etc was done properly. Make sure they lose all rights to a claim after 60 days which is standard.

    • Anonymous

      Yea we did a lot of cosmetic things. We did add outlets to existing electric in the attic. I think they’re mostly concerned with the electric up there now.

      • Anonymous

        Not sure whether we should ease their mind with a master electrician report saying its all up to code . Or just forgo that process and directly get a permit/inspection from town. That would end all of this.

        My feeling is we do the electrical inspection, and they still want a permit pulled from the town.

  12. Anonymous

    If the electrical wires are exposed I would go down to town hall and pull the electrical permit yourself. As a homeowner you are allowed to pull electrical permits. I would pull the permit and on the same day schedule an inspection so you can get it closed out quickly. Inspection line is easy and automated..permit takes about 30 minutes to comes after inspection.

    If the electrical wires are not exposed you will need to weigh whether it’s worth it to rip out some Drywall.

    Can u describe the electrical work? Did u just change an outlet?

    • Anonymous

      Wires are not exposed. Electric was already up in the attic with a large outlet box hanging. We just piggy backed off of that and added two more outlets.

      If its that easy to get a permit/inspection, maybe we should just do that?