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September 3, 2007
Kitchen Reno
We're starting a kitchen reno that will involve swapping the placement of the stove & sink. The kitchen design is set but we'd like to get some drawings done for the gas/plumbing.
Any ideas on what this would cost?
> Also, since plumbing is being moved will I have to file with the dob?
Comments
Are you in a private house or Coop? If you're in a coop you should inform them. As far as the DOB is concern, they seem to want home owners to file everything. You can be sure if you have drawings made and file with the DOB you will double the cost of this project. In my opinion this is a simple project and it's rare that someone would bother to file this unless your Coop states otherwise.
Posted by: Rick at September 3, 2007 8:57 AM
OP here:
Thanks for the reply. It is a house and at this time it's completly empty. The kitchen work is being done on the parlor floor.
I'm in no hurry to file with dob but it seems several contractors have different ideas on how to run the plumbing. That's why I thought drawings from an architect might be the way to go.
That leads to another question: If an architect does drawings for you are they somehow on the hook with dob if plans are not filed?
Posted by: guest at September 3, 2007 9:22 AM
It's interesting to hear that your contractors have different ideas on how to run the plumbing. I think it would be a good idea to just call a plumber in to get their take on your project. To answer your question, The DOB will not know about the project until architect files the plans with them.
Posted by: Rick at September 3, 2007 10:13 AM
Filing with the DOB does not "double" the cost of a project. That is ill advice. If you are moving ANY plumbing lines, you need to file the job with the DoB. It might be cost you an extra $2,000-$5,000 to file the job, but it is the right thing to do.
Having said that, since this is a private house and the work you are doing is minimal, I would bet that no one would be the wiser if you ended up not filing it.
And finally, the contractor will not be the one doing the plumbing, so you should just hire the guy you feel more comfortable with and then talk to his plumber when it's time for the plumber to do the work. An architect is just going to be guessing at this in the same way the contractor is.
Posted by: spanishfish at September 3, 2007 10:34 PM
Sorry, I'm against filing with the dob for this. Technically, yes, if you move plumbing you are supposed to. However, if this is your house, you may not have to. I would talk with a local, not high-fallutin' architect. Someone who does work in your neighborhood and won't necessarily file it with the DOB.
I just went through a C of O change on my building and what a pain in the butt the DOB and all of that is. I'm glad I did it legally for that, but I would think twice about it for what you are doing. I don't think you will have any problems if you don't.
And whoever thinks 2-5K isn't a big deal is obviously someone with a lot of extra cash. That is a lot to add to any project.
For an architect on my old coop kitchen which was worth it, it was $1500 or so. She was a friend and that was 3 years ago.
Posted by: guest at September 3, 2007 11:48 PM
When I said "double" the cost of a project, I wasn't speaking literally. I was just emphasizing the added ( unnecessary ) expense to pay an architect and the DOB.
Posted by: Rick at September 4, 2007 7:07 AM
You should file with DOB for this reason: If you end up doing a bigger reno in the future, which do file, you will have to get a sign off inspection (whether by dob or a licensed master plumber). If done by dob and it is found that lines were changed without permit, you will end up having to file at that point and have to pay a civil penalty. If you have a plumber do it, he might not want to sign off job until you file the past changes or return lines to previous state. In general, it's better to file in order to save future headaches.
Posted by: guest at September 4, 2007 4:31 PM
I agree 4:31, THAT is when it will start to cost you double!
Posted by: guest at September 4, 2007 11:30 PM
If you are spending $20k on a kitchen renovation. An extra $2k is not a big deal to have the work done "legally" and filed with the DoB, but like spanishfish said, no one will probably even know if you don't file it, but it's a risk you're taking, like 4:31 says.
Posted by: guest at September 4, 2007 11:34 PM
why is it unnecessary to follow the law and assure the safety of yourself and your neighbors? are you above the law, Rick?
Posted by: guest at September 6, 2007 7:34 AM
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