if the plans were flawed from the beginning and those flaws were not exposed until now, the fact that you have had and passed inspections is meaningless

Posted by: jp2 at November 18, 2009 8:10 AM in response to DOB Audit

or create a website thisarchitectsucks.com and see if that works as leverage (humor?)

Posted by: jp2 at November 17, 2009 10:26 PM in response to DOB Audit

if this job was "self certified", all alt 1's are being audited now in brooklyn, and random alt 2's. my sixty second take;

1. base plane is just a dimensional thing for the height of the building, easy fix unless the building is too tall
2. if the cellar is a basement and not being included in the far calcs, then you may run out of far. I dont know how you would confuse a basement with a cellar so maybe its just a semantic thing for the plans. Basements are habitable and basically 50% of their height is above the ground level and you need windows obviously.
3. see note 2.
4. if you are getting additional floor area from a mechanical room deduction - its got to be a mechanical room or full of air conditioning equipment for instance.
5. you have to have a planting area in your front yard - not a big deal.
6. if this is a new addition in the rear yard - there are setbacks and the new area has to work with the far calcs. if it was there and you cant proove it was legally filed, then there is a problem. im dealing with this now on a project and they want to cut 3' off a rear yard addition (mud room) and we have approved dob plans from 1981..........
7. you might be hooped on this one if you have a porch over a rear yard addition or enclosed space

Replacing the architect isnt an option in my opinion or a much more horrible option in terms of headache, expense and time. I agree with the other posters you need the architect to be on board to work through this stuff.

Good luck

-jp

Posted by: jp2 at November 17, 2009 7:56 PM in response to DOB Audit

because if its one of the reasonable guys then your an unlikely to get a reconsideration.

-jp

Posted by: jp2 at November 8, 2009 9:04 AM in response to Stairs to Roof - Change C of O?

who is the plan examiner?

Posted by: jp2 at November 7, 2009 5:37 PM in response to Stairs to Roof - Change C of O?

ha

Posted by: jp2 at October 9, 2009 9:20 AM in response to Open Thread

if you renovate it has to be made
code compliant

Posted by: jp2 at October 9, 2009 9:16 AM in response to Live Work Rezoning

im sure that bike cures cancer as well. do people read what they write? "salvaged biodiesel"- is that picked up off the ground?

Posted by: jp2 at October 9, 2009 9:14 AM in response to Closing Bell: a Bike, a Voyage

touche cobblehiller

Posted by: jp2 at September 23, 2009 11:14 AM in response to A Curb Cut on Landmarked St. Marks Avenue? Really?

has anyoen actually seen the "approved" plans?

Posted by: jp2 at September 23, 2009 10:57 AM in response to A Curb Cut on Landmarked St. Marks Avenue? Really?

outer court issue with zoning and landmarks will ask to see what other rear yard additions on that block exist for precedent.

Posted by: jp2 at September 12, 2009 9:50 PM in response to Extension on Landmarked House

eman - there is a special audit squad out of queens, that is reviewing self certified filings (all alt 1's and random alt 2's I have been told). I have had two jobs audited, and inspectors show up to review work. If they find non compliant conditions they will move to revoke the application and impose violations. I have heard of inspectors showing up much more frequently in general. I think your only course of action is to try and make the situation compliant.

Posted by: jp2 at September 9, 2009 10:34 AM in response to Messy DOB Situation with Ext.

some banks are not financing with open permits and violations in my recent experiance.

-jp

Posted by: jp2 at August 7, 2009 4:48 PM in response to Property with Violations

tommy lee jones

Posted by: jp2 at July 6, 2009 8:59 AM in response to NYC Marshal Recommendation?

I dont know about negotiations, but id be interested in other peoples opinions. I have been hearing more and more lenders wanting DOB issues resolved. The propoerties I have heard this about are generally multiple dwellings, so I dont know if the same scrutiny applies to residential properties. Placing a number on fixing stuff, is likely a guesstimate game in my opinion.

Posted by: jp2 at June 29, 2009 5:14 PM in response to Home w/ illegal work & violation

I say 8'-0". But if building is 16'-0" wide or less then what?

Posted by: jp2 at June 8, 2009 10:35 PM in response to setback on central a/c condenser

The DOB is auditing all alt1 filings that are self certified I have heard, however I have had an alt2 filing that was self certified audited, and technically these audits are purely for zoning conformance and not code conformance. I did not know about this and had not heard about it until it happened. There is also a new department showing up on self certified and or directive 14 projects to inspect the job, I have never in 15 years seen an inspector on an alt 2 residential renovation, but there he was. Personally, I think the self certification process contains too much risk these days.

-josh

Posted by: jp2 at June 7, 2009 8:49 PM in response to new dob approval process

Ipe is a "class a" fire rated material. However I have also heard that as of recent the building department does not consider it a non combustible material in a deck application. I think it may be a gray area, because I know of projects where it has been used without problem. It may be that it was overlooked. Technically if there were an "MEA #" for the product you would be clear, this appears to be that proof:

http://www.nyc.gov/html/dob/downloads/pdf/409-03-m.pdf

but you would have to buy that product and the mea document claims that it needs to have a testing agency compliance report......

maybe call the manufacturer, diamond hardwoods?

Posted by: jp2 at June 4, 2009 3:13 PM in response to Ipe deck not up to code??

if you are leaving both existing entry doors and the stair is purely for "convenience" then there are no code restrictions on dimensions(up until the end of this month anyway). I think you should use the conventional handrail dimensions and riser/run formulas as a starting point. Daves right 3'0" is generally a good startign point. Minimum width of 24" is as tight as it could be in my opinion.

-jp

Posted by: jp2 at June 3, 2009 10:43 AM in response to Internal Stairs question

Generally when you purchase a coop or real property in ny state (i think) you sign a lead waiver of some description. I know I have signed this type of thing at almost every closing I have been involved with. I think at the end of the day its totally open ended and even abiding by some set of standards prescribed by a government agency does not insure zero pb. I think outside of additional cost and what you may think is no big deal, no one in their right mind would be contractually tied to this type of thing - albatross?

good luck

Posted by: jp2 at June 2, 2009 9:59 PM in response to lead paint and contract

department of finance is not the place. HPD and DOB are the only places to proove legal status, there may be no C of O. pulling the block and lot folder at the DOB and trying to find the "i-card" at HPD (try online first). there may be other ways that mortgage companies do this research for closings, but honestly if your trying to do work on it and pull permits you need proof that the DOB will accept and thats microfilmed plans showing two dwelling units or and I card stating two dwellings.

good luck

Posted by: jp2 at May 28, 2009 11:59 AM in response to Way to determine dwelling status

its completely impossible to tell and the DOB wont react to any squeeky wheels. I worked on a project and we had scheduled six months to get the final C of O it took a year. you should get the temporary C of O much more quickly.

Posted by: jp2 at May 20, 2009 8:38 AM in response to C of O on new construction

if its a gas dryer, than i agree its just plain dangerous. If its an electrical dryer than its just insane. Stupid question, that you may have touched on - is there a path to the exterior wall that a duct could follow? obviously this means work in someones apartment and the possible addition of an in line fan to increase duct distance. But i think the nyc building code covers this, dont know specifically but it cant be vented within 3' of an operable window on the exterior of a building - i believe.

dont know if this helps at all.

Posted by: jp2 at May 8, 2009 3:18 PM in response to Building Performance Analyst

thats the rub, the plan examiner - depending on who you get may say you can only have a stair off of a "deck" protruding into the thirty foot setback. this technically is a terrace as you have stated given the living area below, however some plan examiners don't see it that way. If its self certified its a calculated risk. So really ou have to file and see if it gets flagged. I have got them through and I have gotten them bounced - there is your answer - no answer its the DOB. You can always go to chief gallagher and try and get a pre-consideration so your architect is not wasting time drawing.

Good Luck

- Josh Pulver

Posted by: jp2 at April 28, 2009 5:28 PM in response to Building a Deck Atop Extension

400 franklin avenue, brooklyn, ny

Posted by: jp2 at April 27, 2009 8:18 PM in response to Architects

"Hello darkness my old friend"

if this isnt the true litmus test of the economy a solicitation for architects where 4 but maybe 5 of 5 responses are architects......................

Posted by: jp2 at April 25, 2009 11:44 PM in response to architect for new construction

you can have a tiled volume built around the tub and or have the tub dropped into a tiled and framed volume, its really hard to seal the joints between the tile or other material and the tub lip. the new horizontal areas will hcatch water and you would have to rely on a caulk joint. Every time I have seen this, the tile starts to come off due to water infiltration. I like the glass idea

Posted by: jp2 at April 23, 2009 1:49 PM in response to Tiling in a clawfoot bathtub

i always heard that propane cannot be transported in any of the tunnels, not sure that is worthy info. I think they are technically illegal when used on a building:

http://www.nyc.gov/html/fdny/html/safety/barbeque.shtml

Posted by: jp2 at April 23, 2009 1:45 PM in response to Propane grilling on roofs?

If you were doing renovation work and changing the C of O the job probably should have been filed as an alteration type 1. I am assuming you currently have an alteration type 2 filed for the work. I am not 100% certain if you can upgrade an alteration type 2 filing to an alteration type 1 on the fly. You may have to file a new job entirely. What does your architect/engineer/expediter say?

Posted by: jp2 at April 23, 2009 1:41 PM in response to Reco for C of O change

if the cost is under $25,000 plumber can do an LAA and the hat will remain undigested

Posted by: jp2 at April 18, 2009 10:09 AM in response to Do I Need a Work Permit?

also structural complications

Posted by: jp2 at April 17, 2009 10:36 PM in response to Add a floor to a Framehouse

amazing, but if you have to ask the cost.......

I am pretty much certain i could have two chevy cobalts fully loaded for less

Posted by: jp2 at April 17, 2009 10:34 PM in response to A Couple of More Doors For Ya

im no expert, but recently worked on a brownstone renovation project using the lg "art cool". They were really amazing, didnt look that bad and seemed to be very energy efficient. I think if you can get over the "look" then they are a no brainer. The hardest part of the installation was making connection to the waste lines for condensation. The indoor units have pumps but the interface with the plumbing risers should be accessible and it basically required some tricky routing. My two cents.

-josh pulver

Posted by: jp2 at April 14, 2009 9:51 AM in response to Ductless A/C Systems vs. Central

pete,

your getting married, congratulations. BVF discount? joking. I am digging the chair.

- Josh Pulver

Posted by: jp2 at April 12, 2009 12:51 PM in response to Hanging Chair for sale

Site coverage and FAR (floor area ratio) are the two critical items to check. Its typical that these building were built close to there maximum volume< but you might get lucky. Also need to figure out if your landmarked, which will provide a whole host of other issues.

Posted by: jp2 at April 12, 2009 12:48 PM in response to Ditmas Park Addition?

marcus attorneys in fort greene is another source, they do offering plans. Its a lengthy process, that involves the state attorneys generals office's approval, filing with the tax surveyor to split the tax lots up. You need an architect to do a bunch of drawings, you also will likely have some construction to split the building. I have done four of five of these in bed stuy, I never know if the numbers work out , because i dont see them. Three family is also multiple dwelling, which is more complicated form a building code perspective. I think ricks idea is an interesting one too.

Posted by: jp2 at April 11, 2009 2:46 PM in response to Converting Brownstone to Co-op

temporary can only be issued at the end when you are basically done and have been inspected, and completely signed off

Posted by: jp2 at April 10, 2009 4:38 PM in response to Is there a temporary C of O?

yes on handicap, likely no on sprinkler

Posted by: jp2 at April 7, 2009 1:11 PM in response to 4 fam Renov handicap required?

25 year reunion in 1994 was held near woodstock ny, right off the thruway exit at saugerties. This I know because it was the only job I ever got fired from........

Posted by: jp2 at April 6, 2009 4:40 PM in response to Closing Bell: Woodstock 40th Anniversary at Prospect Park?

eman1234, tell me where to send the check and what your fee is for making my day

Posted by: jp2 at March 31, 2009 10:30 PM in response to Do I Need an Architect?

First thing is you need a letter of no harassment from HPD, can do it yourself or have a lawyer help. Many threads on that process here. 4 family is multiple dwelling, likley sprinklered, all new stairs and tons of other stuff. I think youd have to get someone to look at the building, talk quick layouts and put together rough i mean rough numbers.This will not be a fast process.tax consequences are the least of your worries.

Posted by: jp2 at March 23, 2009 10:05 AM in response to Cost to convert SRO to 4 Family

And the third architect says - hire an architect. One point to consider, Code changes in July, maybe a long way off but with closing and drawing it may get tight. you want to try and get it in before for lots of reasons.

Posted by: jp2 at March 19, 2009 10:28 AM in response to 3 family plus store?

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 in response to Converting Deck to Bedroom

technical inspections or the final sign off? Final sign off must be the architect or engineer of record, technical inspections for fire stopping, ventilation, structural stability and any number of other items can be signed off by another party, if it is possible for them to do it. There must be specific problems with the construction? The last time I checked extortion was a criminal offense.

Posted by: jp2 at March 14, 2009 2:51 PM in response to Architect Won't Sign Off

i got a ticket for holding my cell phone in my hand a week or so ago. I always thought the phone had to be at your ear, but that seems not to be the case. Another revenue stream I believe.

Posted by: jp2 at March 10, 2009 2:31 PM in response to NYPD, Cell phones and driving

There is more to this than property shark would lead you to believe. Once you arrive at FAR based on the calculations, there other zoning restrictions that may preclude an addition, like rear yard setback of 30', also there are light and air issues to consider with the new depth of one or two floors. Its not brain surgery, but there are many oerlapping code requirements tha tneed to be vetted. A lot of times brownstones are built pretty close to their maximum envelope. That said, I have done a couple of 400 square foot rear yard extensions in brooklyn r6 districts. You can look through zoning and the building codes to try and figure it all out. I would suggest calling an architect or expediter/code consultant and see what it costs to nail whether you have the addition buildable area or not.

- Josh Pulver

Posted by: jp2 at March 5, 2009 7:42 PM in response to FAR amounts and extension

I am pretty sure one plumber can take over for another. I think the difficulty lies in the new plumber actually being able to see all the old plumbers work to be comfortable enough to assume responsibility.

Posted by: jp2 at March 4, 2009 3:17 PM in response to Changing plumber on open permit

the quality of the recessed housing is a little elusive, gauge of material for instance, but the wiring and the ceramic bulb holder of cheaper fixtures in my experience have been the one trade off - they will burn out/fail more quickly. Ease of adjustability or how well that mechanism works and the quality of the trim rings often are the most obvious - pressed metal opposed to cast. The trim aesthetic is usually the determining factor for me. I have used HALO/WAC/CRL/CONTRAST/SEAGULL - they are fine, I think Lightolier is a little better but not worth the expense. And generally the really good stuff I have never touched Kurt Versen - Edison Price etc. Also if get adjustable type make sure you get recessed bulbs, you want to obscure the bulbs.

Good luck

- Josh Pulver

Posted by: jp2 at February 28, 2009 10:49 AM in response to Recessed Lighting (Low Voltage)

CODE LLC, 40 Worth STREET, SUITE 1221, NY, NY, 212-766-8100. Try and talk to Alexis Peseau.

Posted by: jp2 at February 24, 2009 12:20 PM in response to looking for expiditer

You need to have the block and lot folder pulled at the DOB an go to HPD to confirm there is no i-card. You may not be able to find further documentation in either location. The information from those two sources are the only things the DOB will rely on to proove existing conditions. The biggest danger is trying to do work down the road, if something is non compliant, you cant have it on the proposed work filing plans - a conundrum. These situations come up all the time, its possible but unlikely the DOB would come after you for something that wasnt compliant, most rear yard additions were done without approvals. But again, if your planning on doing work ever it is going to be an issue. As for legalizing, that assumes its legal, which someone would have to look at it to confirm. The issue with enclosing a porch is one, your making more habitable space (which you may not have the FAR for) and two your killing the light and air that the windows on the facade most likely provide. So its a tricky thing to do permit or not (that was for pstreet)

Finally, sanborn maps might help, but the DOB doesnt care about what they show.

- Josh

Posted by: jp2 at February 22, 2009 11:16 AM in response to Buying house w/unpermitted work?

I think this is déjà vu all over again young archi. More than likely what you said above.
I'm wondering if in the legalization of an illegal living loft where everything was built to residential code (over 25 years ago) except for the fact there was no CofO for living, that the only thing done was to supply the City with plans that show the existing conditions that certain things are given a pass. Like I said the only thing needed was to put tile on the bathroom floor and vent one bathroom to the outside.

Posted by: modsquad at October 10, 2009 9:29 AM in response to Live Work Rezoning

thanks everyone for these insights. can anybody recommend an architect for a consultation? young archi seems to know his field, please email me at domie199@yahoo.com.

Posted by: dolores at October 22, 2009 6:48 PM in response to Live Work Rezoning

Thanks for the response Jim. Hopefully the recon will work. If it doesn't, we will probably have to give up on the job.

Jp2 - not sure it's the best idea for me to call out the examiner by name. Curious though - why do you want to know?

Posted by: Dr Dean Franklin at November 8, 2009 8:49 AM in response to Stairs to Roof - Change C of O?

because if its one of the reasonable guys then your an unlikely to get a reconsideration.

-jp

Posted by: jp2 at November 8, 2009 9:04 AM in response to Stairs to Roof - Change C of O?

My expeditor tells me it is one of the less reasonable guys, but of course, that may just be his opinion...

Posted by: Dr Dean Franklin at November 8, 2009 1:51 PM in response to Stairs to Roof - Change C of O?

What I have found in terms of getting recons is that the first examiner will rarely, if ever, let something go if it could in any way be considered against the code. It's their job to interpret and enforce the code. They do not have the leeway to decide if a case warrants an exception. That's strictly reserved for the chief plan examiner. I've even been told by at least one examiner that the case I was arguing was valid, but that he could not make the exception, and that if I went for the recon, it would be granted by the chief examiner.

So if the examiner denies it, take it above his head to the chief.

Jim Hill

Posted by: JimHill at November 9, 2009 9:05 AM in response to Stairs to Roof - Change C of O?

The owner and the Architect (not the just the expeditor acting alone) should make an appointment with the plan examiner and then work your way up the chain of command. However, it seems that what the DOB is asking is fair. Ed kopel Archtects, pC

Posted by: edkopel at November 9, 2009 11:01 AM in response to Stairs to Roof - Change C of O?

Master Plvmber,

I am interested to know if this is something that you would recommend in a small 4 unit building and separately gas metered for each unit? I am wringing my hands over a solution for an upcoming renovation.

Posted by: rholtjr at November 11, 2009 5:36 PM in response to High Efficiency Boilers

replacing the architect is a really, really bad idea..the new guy will have a different take on the situation (especially if the first architect was "creative" on the far calcs).nd you could end up tearing the place apart again...suck it up and pay the inevitable upcharges for your current architect to fix this

Posted by: eman1234 at November 17, 2009 8:27 PM in response to DOB Audit

But how do I get the architect to make this his priority. Some say lure him with $$$ and he will. Others say get a lawyer to scare him into doing the right thing? I am definitely going with him to the auditing appointment. This has to be solved somehow.

Posted by: cheetat1 at November 17, 2009 9:27 PM in response to DOB Audit