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September 27, 2005
Permits without a GC or Architect?
Hi! I'm about to renovate my brownstone and it requires lots of work, I was thinking to do most of it myself as far as demolitions and plastering, drywalls, finishing...and then getting an electrician and a plumber for their work. How do I get the work permit if I'm not using a GC, I heard that you can get one as a owner but when you are doing small changes, which is not my case. anyone as any answers? Thank you very much!
Comments
You don't need a permit for plaster, painting or finish work regardless of whether you do it yourself or contract with a professional. You always need a permit for demo, electric, plumbing, etc. You'll need to submit drawings and the permit needs to be pulled by a GC or architect. They will often hire an expeditor to file, which is money well spent. Unless you have nothing but (lots of) time, you don't want to deal with the Bldg. Dept.
Posted by: Anonymous at September 27, 2005 2:23 PM
Generally only a GC (licensed, and with the proper insurances in file with DOB – worker’s compensation, general liability and disability) can pull a permit, architects or engineers do not (they will generate and sign the plans but not pull the permits under their name). A homeowner can pull a permit for just about any interior work they want to do (not including plumbing or electrical work - you'll need a licensed professional for that). You do this by going to the Workers’ Compensation Board, located on 111 Livingston Street in BK, with a copy of your deed, tell them you are doing the work yourself and they’ll make you fill out a form. This form will serve as a waiver of insurance when you go to pull the permit after you have a DOB approval for the work filed. You don’t need a permit for cosmetic work (laying down tiles, painting, plastering, etc.) but to demo, erect new partitions, anything structural (even if not load bearing), you need a permit. This whole process used to be very easy a few years ago, when my father and I did it, but I understand that now they are stricter about it and you may need an OK from the Chief Plan Examiner, or the Borough Commissioner.
Posted by: Sebastian at September 27, 2005 4:05 PM
I am doing a total gut renovation of my home in PH. I am putting in all new wiring and plumbing and we are doing it ourselves. We have friends who are licenced plumbers and electricians helping us and we are doing it with no permits, etc. There is a lot of contstruction going on near my home and one day the Dept of Buildings rang my bell and said that I was doing work without a permit. I showed him what I was doing and how I was doing it and after a few minutes I realized that he was at the WRONG ADDRESS. I then asked him do I really need a permit if I am not adding on to my home and he said "technically yes" but no one will bother you if you dont errect any scaffolding or if you do not put a chute out the window to a dumpster. He said to make sure I have a licensed electrician and plumber only because that is what Con Edison and Keyspan require. So in the past year and half of construction I have not been bothered by Dept. of Buildings (even after a Dept. of Buildings inspector saw what we were doing).
Good luck.
Posted by: stacey at September 27, 2005 4:26 PM
Stacy - what if you try selling your house and the C-of-O doesn't match the existing condition? that could be an issue for some people/banks.
Posted by: Anonymous at September 28, 2005 12:30 AM
Actually my home was built before 1920 so no C of O and so I do not have one nor would I need one when I sell. The only way the Dept of Buildings knows about anything is if any plans (i.e., interior plans) were filed. My title and my plans only show the outside of my home.
If I were to build a deck or a large shed then I would need to get a permit.
Funny thing when I bought my home the title states a 2 family home and it actually was a 3 family house (3 electric meters, 3 gas meters, 3 kitchens). My appraiser said they go by the number of kitches and called my first floor kitchen a "summer kitchen" and this allowed me to close without any problems. Go figure
Posted by: Stacey at September 28, 2005 5:25 PM
If you are doing the work yourself and you want to file with a permit, remember the permit is only good for one year, then you need to renew it. If you think you will be at if for a couple of years, dont file. You should have the plumber and electrician do their work first (roughing), then you plaster, paint etc. Otherwise they will have you ripping out your work and you will have to redo it.
Posted by: Tom at September 29, 2005 11:01 PM
At least where I live a homeowner can pull a permit just as easily as a GC or Architect. In a single family residence, you can also do your own framing, plumbing, and electrical as long as you know the relevant codes and what you are doing. It simply needs to be inspected by the building inspector prior to sealing up the walls. If this is a multi-family, you need to have licenced plumbers and electricians do the work.
Posted by: cdenton71 at October 12, 2005 11:03 AM
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