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March 17, 2009
Converting Deck to Bedroom
We're contemplating turning part of our fairly large deck (12' x 20') into a 3rd bedroom. Does anyone have experience with this? How does one get started checking to see whether this is legally permissible? Do you need an architect/engineer to be involved for city regs? Stories, suggestions, recommendations please!
Comments
What kind of existing house/structure are you starting with brownstone, semi-detached house, etc? You're talking about adding enclosed usable area to the existing house so the work will need to go through the NYC Dept. of Buildings, which means you will need documentation, plans, etc sealed by an Registered Architect or Engineer.
There are other requirements for minimum rear yard, open area, and set-backs; so a general zoning survey and feasibility study would need to be conducted to determine if you have the allowable square footage on the existing lot to ADD the square footage you are looking at (approx. 240sf, yes).
In essence you want to verify your house has not "maxed-out" the FAR (floor area ratio) which tells you ho much square footage can occupy a given lot. If there if sq-footage to spare, you at least know you can add on to the house, you'll still need to check against the other constraints previously mentioned (rear yard, open area ratio, setbacks).
Hope this is helpful, and best of luck.
Posted by: thinkaboutit at March 16, 2009 12:42 PM
If all will fail, you can put a tent or a tree house there :)
Posted by: bobjohn at March 16, 2009 1:47 PM
very slim chance it can be done legally for a whole host of reasons. you have to get an architect to look at it and advise. in this vacuum of information no one can comment with certainty.
Posted by: jp2 at March 16, 2009 5:26 PM
hire an architect...you should get a recommendation from a neighbor...illegal construction will only cost you money in the future
Posted by: eman1234 at March 16, 2009 9:34 PM
btw.. you will have to pour a foundation ,etc..it willnot be a cheap date
Posted by: eman1234 at March 16, 2009 9:35 PM
I'm an architect and I can tell you that thinkaboutit and eman have some sound advice. You'll definitely need an architect to file drawings and documents with the DOB. The first step, however, would be a quick look at the existing building square footage and size/location within the lot to determine setback & yard requirement compliance. Some of these steps may be very easy if you have a somewhat recent survey. Call me and I'll be happy to discuss it in further detail.
Jim Hill, RA
Urban Pioneering Architecture
(917) 593-3038
Posted by: JimHill at March 17, 2009 9:42 AM
I used to live in a house with a closed-in second floor porch that we used as a bedroom. But it was a detached house. The center bedroom had windows on the side of the house.
If you have an attached rowhouse with rear and front windows, you will be creating a center bedroom with no windows or ventilation. A no-no. But if you have a corner house or a detached house and you are not in an historic district, you should not have a problem filing an alteration permit to enclose a porch or deck.
Posted by: mcKenzie at March 17, 2009 11:38 AM
I believe that at 12' X 20' the deck does not meet code. It can only extend 8' usually. If its a wood structure, it definitely does not meet code.
Posted by: daveinbedstuy at March 17, 2009 11:45 AM
George Architects can help you with your rear bedroom addition.
Feel free to call (917) 414 1511 or email us at info@georgearchitect.com
Posted by: silverstar at March 18, 2009 3:50 PM
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