Actually for 1 or 2 family residences, the DOB formerly accepted no vent for gas meters per TPPN #1/94. See link:
http://www.nyc.gov/html/dob/downloads/pdf/tppn194.pdf

However as a disclaimer, the new code may be different (read and proceed at your own risk). Also, there may be other conditions at play and an accurate assessment cannot be made blind on a forum.

My opinion is that if you can vent the area properly, without losing too much conditioned air and wasting energy, ventilation is actually good idea.
Hope that helps.

Posted by: rainmaker at January 22, 2009 5:11 PM in response to inspection challenge

Regarding the original question about changing the Certificate of Occupancy: it is possible and can be relatively feasible.
Don't get discouraged. I have obtained many new C of O, as an architect.
Sure there are a dozen reasons why it might be difficult. But if you calculate more income from renting an additional unit over the life of the building, then it will probably balance the initial costs in the long run.

Consider it an investment and a potential improvement, especially if combined with strategic renovations that make the whole building function better.

I can try to offer help if you send a message:
http://www.turuillgen.com

Posted by: rainmaker at January 22, 2009 4:49 PM in response to C of O status change

I am an architect with my own studio in Williamsburg. Each project gets personal attention. Previous work in the area includes a newly constructed 2-family townhouse with green building specs, an apartment remodel duplex combination, and a gut renovation of a historic brownstone in Harlem.

Feel free to send me a message if you want to discuss working together:
http://www.turuillgen.com

Thanks.

Posted by: rainmaker at January 22, 2009 4:28 PM in response to Architect Recommendations

Are you looking to create a condo?
You will need an architect who knows how to prepare a report and drawings as accepted by the NY Attorney General and then also additional items for NY city.
I have experience with condo Offering Plans, reports, inspections and drawings.
You are encouraged to contact me via my website:
www.turuillgen.com

Posted by: rainmaker at January 5, 2009 7:40 PM in response to Condo Units in Brownstones

I am a NY licensed architect and have experience with new construction and renovations. I can get DOB permits. My interest is also in green building, modular assembly, prefab etc.
I encourage you to contact me (see website for tele & link to email):
www.turuillgen.com

Posted by: rainmaker at January 5, 2009 7:24 PM in response to Architect/Expeditor for Modular Build

What do you envision as "modular"? Do you mean prefabricated off site or were you referring to some other type of configuration?
If you found an architect with the right mind set, they could translate the NYC code so a modular builder can provide a compliant assembly and the architect could present that design to NYC DOB for permits. If you intend to select a manufacturer beforehand, it would be beneficial to have them work with a local architect early on.

Posted by: rainmaker at January 5, 2009 7:23 PM in response to Architect/Expeditor for Modular Build

Would it help to call NYC Landmarks? sometimes they allow the owner to put money into an escrow account as security that they will correct violations or fix a problem. that might help you temporarily commit to resolution now, but actually do the work later when you have more time to realize a solution...

Posted by: rainmaker at December 29, 2008 12:40 PM in response to House's title not clear, can the bank close

That type of change sounds like it effects the occupancy of the building.
Therefore you would probably need a work permit from the NYC Dept of Buildings (DOB) as well as filing to change or start a new Certificate of Occupancy.
There might be other HPD or HUD agency concerns, but probably not since this is not a multiple dwelling type.
If you hire the right architect it can be easy and economical. Frequently expediters are hired to help since it would involve many documents and steps along the way.

Consider doing it the right way as an investment toward increasing the potential of the property for many years of income. If it's converted properly, I can imagine someone out there would be grateful for having additional housing!

Contact me if you would like more advice?
web site:
www.turuillgen.com

Posted by: rainmaker at December 16, 2008 7:57 PM in response to Single-Family to Two-Family?

If you're curious, check the website:
http://www.turuillgen.com

: Turu Illgen Architect :

Architecture studio with emphasis in green building, sustainable design, ecological high-performance systems, real-estate development, and construction management.

Thank you for your interest!

Posted by: rainmaker at December 12, 2008 7:58 PM in response to Filling in the Blanks: 268 Berry Street

I'm an architect in Brooklyn with my own studio, and am licensed in NY with experience designing, detailing, obtaining work permits, interpreting code, renovation and new construction, engineering coordination, bidding, scheduling and site administration.
My emphasis is green building, sustainable ecological design and high-performance systems.

Contact me via my temporary website (omit www.):
http://turuillgen.com/

Posted by: rainmaker at November 25, 2008 12:14 PM in response to Preparing for an architect

It is good to see some productive advice here on forum, with less bashing and trash talking. My goal is to find the good designers and builders that break the stereotypes.

Therefore ask for references also. Get feedback from other clients. Look at previous work, for both designers or builders. Does their experience match your scale of building?
Is their service what you really need? There is a huge spectrum of skilled people that can contribute simple permit documents to elaborate interior and stylistic advice.
It mostly depends on what owner wants.

And remember that another hidden variable is expectations, especially in terms of service.
As client, do you anticipate a glowing stack of renderings and models for a flashy presentation? Or do you prefer someone be available and reply to every email, phone call or letter? Or are you more assured when the designer shows up on site to really get into the dirty little details? ...manage your expectations by being clear and explicit up front.

Also, let's remember it is a team endeavor. Without permits by an architect, most work is not legal. And without a coordinated builder, most designs would never happen. So make sure you select a cast of characters that will play nice and complement as a whole.
For example, what's the point in paying top dollar for a high-end designer if the owner then picks the low bid and the builder does not telephone or email?

Perhaps consider both architect and builder combination at the same time?
Some builders expect to be instructed by details and specifications. Others prefer to be left alone to do it 'their way'. So negotiating some flexibility and getting the right match at the beginning can make a huge difference.

Posted by: rainmaker at November 25, 2008 12:10 PM in response to Preparing for an architect

I've been resisting temptation to comment on this for over a year!
This project has been completed and fully realized.
Actually the Architect is TURU ILLGEN, who used to work with Ernst, but now split out on his own with an independent business.

If those walls could talk! Part of the reason construction paused was because a contractor failed to deliver, compounded with a variety of other dysfunctional arrangements, so the owner hired a new team.

The lot has been in the family for 3 decades, and the owner now resides there.
So relatively speaking, this has been a local effort aiming for quality and integrity.
I hope other small scale developers have similar or better success, especially facing the adverse markets and trends that seem to favor big corporate deals.
Time will tell...

Posted by: rainmaker at October 18, 2008 5:14 PM in response to Filling in the Blanks: 268 Berry Street

I'm an architect in Brooklyn with my own studio, and am licensed in NY with experience designing, detailing, obtaining work permits, interpreting code, renovation and new construction, engineering coordination, bidding, scheduling and site administration.
My emphasis is green building, sustainable ecological design and high-performance systems.

Contact me via my temporary website (omit www.):
http://turuillgen.com/

Posted by: rainmaker at November 25, 2008 12:14 PM in response to Preparing for an architect

Hi,

Not sure if you are still in the process of searching for an architect but I would be happy to discuss your project with you. My office's work focusses mainly on renovations of townhouses, apartments and lofts on a variety of scales and budgets. If interested, please contact me:

mhm@studiolabdesign.com

Thanks,
Matt

Posted by: StudioLAB at December 12, 2008 7:48 PM in response to Preparing for an architect

I did exactly that a couple of years ago. The work is really minimal. Each unit has to have a smoke detector (not necessarily hard wired). The roof ladder has to be metal. I think that was pretty much it. A parlor floor deck cannot overhang the garden floor windows by more than 8'. Of course an illegal deck is going to kill it altogether. I have egress windows in the bedroom but I don't know if they were required - I just wanted big windows.

Schnall on Atlantic Ave does this routinely. He knows the code and knows his way around the DB - which is all you really want. I was legalizing it as part of a larger project (rear addition) so I used someone else.

Posted by: jfss at December 16, 2008 10:03 PM in response to Single-Family to Two-Family?

Somehow this got mentioned in today's "today on the forum" ... interesting. ANYWAY, thank you guys for the advice. I don't at this time own anything, I was just curious because my wife and I may go in on a building with some friends, at some point, and it might be a situation where we'd take a building currently outfitted for a single family, and break it into two duplexes, or similar.

Posted by: cwbuecheler at December 19, 2008 4:02 PM in response to Single-Family to Two-Family?

Did the broker recommend your lawyer? That wouldn't be in your interest. If the broker's pushing hard, and the lawyer's not helping, you need to find someone else to represent you on both counts. If you don't want the building without the deck, then you almost certainly don't want this building. Find out whether this deck is illegal because it was built without permits and doesn't meet code, or whether there's even more to the story. Find out whether LPC and DOB would approve a deck built to code. From what you described, there's very little chance the existing deck will ever be approved.

Posted by: vinca at December 29, 2008 12:53 PM in response to House's title not clear, can the bank close

Its not the title that is cloudy! The title is the issue concerning the ownership of the house. You are talking about the legality of a deck. The title company can easily exclude guaranteeing that the deck is legal without clouding the title ownership issue at all. whether the bank will accept this an an exception to the title insurance policy is really totally up to the bank.

If its illegal and can't be legalized it will be the subject of a violation(as would tear it down and then rebuilding it later)....you know how many illegal decks are in NY City?

Posted by: smeyer418 at December 29, 2008 5:57 PM in response to House's title not clear, can the bank close

Yes, I can tear it down and rebuild an illegal deck again later, but now it's landmark. If someone from DOB or LPC people come back and check it. What going to happen to me?

Posted by: aehok at December 29, 2008 6:15 PM in response to House's title not clear, can the bank close

There won't be any problem with title however the violation will simply be transferred to you as the new property owner and you will be the one receiving the fines for the violation.

Posted by: momo284 at December 29, 2008 7:33 PM in response to House's title not clear, can the bank close

Does anybody know, how much for the fine?

Thank you.

Posted by: aehok at December 29, 2008 9:49 PM in response to House's title not clear, can the bank close

I am a NY licensed architect and have experience with new construction and renovations. I can get DOB permits. My interest is also in green building, modular assembly, prefab etc.
I encourage you to contact me (see website for tele & link to email):
www.turuillgen.com

Posted by: rainmaker at January 5, 2009 7:24 PM in response to Architect/Expeditor for Modular Build