makes no sence, i did it for atleast half that price!

Posted by: moca190 at January 28, 2008 10:47 AM in response to Converting 2-family + store to a 3-family

you need a survey to establish the elevations

Posted by: moca190 at January 28, 2008 10:48 AM in response to Cost of C of O from 1 to 2?

1.you don't need both drywall and sheet matel, and they must be taped and compouned

3. watch for clearance around units

4. you need 1 hour rating, 1 layer usally is not sufficent, all that need be rated must be taped!

Posted by: moca190 at January 28, 2008 11:37 AM in response to Boiler Room Rules??

your plumber can file just a ARA

Posted by: moca190 at January 29, 2008 7:09 AM in response to Permit?

you can get away of sprinker requirments i have done them beafore many times, there is DOB formula that depending on the cost of contruction it may be waived at least for the existing units. please reply to mkatzdesign@yahoo.com for futher detail.

Posted by: moca190 at March 16, 2008 5:54 PM in response to Question for an Architect

i can give you a breif idea over the phone 9179754425

Posted by: moca190 at March 18, 2008 5:37 PM in response to Architect for adding a floor?

you have to see 27-123 as well, and as far as the public walfare, thats for the owner to decide if he want's to intall it, and if yes may god bless him for that,he might savr a life one day, but the nyc code is kind of not clear that it will be required

Posted by: moca190 at March 18, 2008 5:53 PM in response to Question for an Architect

Here is a just the beginning of a long list of things you will have to do to convert to a 3 family.

The entrance way has to be handicapped accessible, meaning there has to be a ramp or a lift if there are any stairs involved with getting to the front door.

The ground floor bathroom has to be handicapped accessible.

The boiler room has to be enclosed with a two hour fire wall.

Posted by: guest at January 28, 2008 12:02 PM in response to Converting 2-family + store to a 3-family

Thanks for the feedback so far.

8:07, what did you spend the $50K on? Obviously you wouldn't recommend your architect, but if I could at least speak to her/him, that would be great.

10:47, who did you work with?

12:02, where did your list come from?

Posted by: curiositykilledthecat at January 28, 2008 1:15 PM in response to Converting 2-family + store to a 3-family

How about sheet metal on the ceiling above the burner? And how far away must it extend?

Posted by: guest at January 28, 2008 1:28 PM in response to Boiler Room Rules??

depends on a lot of things, you can get the handicap stuff waived if your lucky. You need and an absolute minimum to hire a good expeditor and likely an architect to draft and stamp plans. That list came from a mild understanding of the code books. so get reading, multiple dwelling law, fire code, and buidling code.

the DOB may make you sprinkler the stair, depending on whether you have a fire escape or not. Its basically a horrible process.

-jp

Posted by: guest at January 28, 2008 3:12 PM in response to Converting 2-family + store to a 3-family

12:02 here.

I am in the middle of converting our 2 family plus store into a 3 family and it is a lot more work than I anticipated.

jp - please share with us how one might be able to get the handicap stuff waived. I didn't think DOB was in the habit of waiving building code.

Posted by: guest at January 28, 2008 3:50 PM in response to Converting 2-family + store to a 3-family

Hi Brucef

--The construction of the boiler room should be one hour rated.

--Your minimum clearance for boiler equipment is 6" above top of casing and equipment. Side, back and front clearances depend on what kind of system you have.

--You need sheet metal IF you are trying to reduce the required clearances. This is governed in the building code (you could look it up online) Reference Standard RS 14-16. You'll see there are 9 different combinations of materials which govern these clearances (i.e. you could reduce the clearance to 2 inches with 28 gauge sheet metal and 1/8 inch asbestos millboard). It is not a one step answer, in other words.

--Fire ratings are not dependent on a specific material. They depend on the entire assembly of the room. Your engineer or architect are required to certify the firestopping and should be advising you on this assembly.

Hope this is helpful

Posted by: Smokychimp at January 28, 2008 6:09 PM in response to Boiler Room Rules??

i give way too much away for free as it is. If everyone knew how to do this stuff, Id be out of business.

-jp

Posted by: guest at January 28, 2008 7:36 PM in response to Converting 2-family + store to a 3-family

Is there any advantage to the building's being a legal 3-family, if it's legal to use the store area as a living space anyway? My building in Greenpoint is a 2-family plus store, with store used for studio/living. Former owner (an architect) said he never changed it from commercial because once changed, it couldn't ever be changed back. I never thought we would want to use the space as commercial again, but to my surprise the street we're on is reviving nicely, with restaurants, stores, yoga studios, etc., and I'm starting to think the building actually may be more valuable with commercial space a possibility. Could that happen where you are?

Posted by: kingston at January 28, 2008 8:47 PM in response to Converting 2-family + store to a 3-family

Does the second kitchen already have a toilet drain?

The general rule is any changes to structural, electrical and plumbing systems have to be filed. Merely replacing the end fixtures on existing systems does not.

Basically the city wants to know about things that could destroy your house or a neighbor's property.

Posted by: guest at January 29, 2008 7:31 AM in response to Permit?

Hello again,

JP, how can I contact you? I don't want free advice, just informed advice.

Kingston, our house is in a VERY residential stretch, with just a corner pizza and a deli within sight, so it's difficult to imagine ever having a business in the building. I appreciate your thoughts, though--best of luck with your building!

Posted by: curiositykilledthecat at January 29, 2008 10:35 AM in response to Converting 2-family + store to a 3-family